Evaluating Your TRIM Notice - A Comprehensive Guide
Last Updated: September 10, 2026
Evaluating Your TRIM Notice: A Guide for Southwest Florida Property Owners
Last Updated: September 10, 2026
Every August, property owners throughout Southwest Florida receive a TRIM Notice, short for Truth in Millage Notice. For owners on Sanibel Island, Captiva Island, Fort Myers, Fort Myers Beach and throughout Lee County, this is one of the most important property-related documents to review each year.
Your TRIM Notice is not your property tax bill. It shows the value assigned to your property by the Property Appraiser, the exemptions being applied, proposed millage rates and an estimate of the property taxes you may owe.
More importantly, the TRIM Notice gives property owners a limited opportunity to question or challenge an assessment before the tax roll is finalized.
What Is a TRIM Notice?
TRIM stands for Truth in Millage. Florida property owners receive a TRIM Notice each year before annual property tax bills are issued.
The notice typically includes:
Market Value: The Property Appraiser's estimate of the property's market value as of January 1 of the tax year.
Assessed Value: The value after applicable assessment limitations, such as Florida's Save Our Homes cap, have been applied.
Exemptions: Homestead and other exemptions for which the property qualifies.
Taxable Value: The value used by the individual taxing authorities when calculating property taxes.
Millage Rates: The proposed tax rates established by the various taxing authorities.
Ad Valorem Taxes: Property taxes calculated using the taxable value and applicable millage rates.
Non-Ad Valorem Assessments: Charges for certain services or districts that are not calculated based on property value.
Proposed Taxes: An estimate of what you may owe based on the proposed rates.
The notice also contains important information about how and when you may challenge the property's assessed value or the denial of an exemption.
Market Value, Assessed Value and Taxable Value Are Not the Same Thing
These three numbers are often confused.
Market value is the Property Appraiser's estimate of what your property was worth as of January 1.
Assessed value may be lower because Florida law limits how quickly the assessed value of certain properties can increase.
Taxable value is generally the assessed value after applicable exemptions have been deducted.
For homesteaded properties, Florida's Save Our Homes provision generally limits annual increases in assessed value to 3% or the percentage change in the Consumer Price Index, whichever is lower.
This is why two neighboring homes with similar market values can have significantly different property tax bills.
Why Sanibel and Captiva Owners Should Review Their TRIM Notices Carefully
Property valuation can be particularly complicated on Sanibel and Captiva.
Location, Gulf frontage, canal access, water views, neighborhood, lot size, elevation, home condition, age, renovations and storm history can all affect value. Hurricane damage, rebuilding activity and differences between renovated, elevated, damaged and newly constructed homes can also make seemingly similar properties very different from a valuation standpoint.
A property owner should not assume that an assessment is incorrect simply because it increased. At the same time, an assessment should not automatically be accepted without reviewing the information used to determine the property's value.
What Should You Check on Your TRIM Notice?
Start with the basics.
Confirm that the Property Appraiser has accurate information about your property, including:
Living area
Lot size
Property classification
Homestead status
Other exemptions
Property characteristics
Improvements
Storm-related damage or changes to the property
Next, look at the market value assigned to your property and compare it with relevant sales.
The key question is not necessarily, "Could I sell my home for this amount today?"
The valuation is based on the statutory assessment date of January 1. Market conditions and comparable sales relevant to that date are therefore particularly important.
What If You Think Your Property Value Is Too High?
If you believe the Property Appraiser's valuation is incorrect, you have several options.
You can first contact the Property Appraiser's office and request an informal review. Sometimes questions can be resolved by correcting property information or discussing the comparable sales and valuation methodology used.
If you still disagree with the assessment, you may file a petition with the county's Value Adjustment Board, commonly called the VAB.
In Lee County, property owners generally have 25 days from the mailing of the TRIM Notice to file a VAB petition. The specific filing deadline appears on your TRIM Notice, so do not rely solely on a general calendar date.
Missing the deadline can affect your ability to formally challenge the assessment.
What Evidence Can Help When Challenging a Property Assessment?
Good evidence is much more persuasive than simply stating that the assessment seems too high.
Useful information may include:
Comparable property sales
A professional property appraisal
Photographs documenting property condition
Documentation of hurricane or storm damage
Estimates for significant repairs
Information showing inaccuracies in the Property Appraiser's records
Evidence concerning location, condition or other characteristics that distinguish your property from the properties used as comparable sales
Comparable sales should be genuinely comparable in terms of location, size, age, condition, construction, waterfront characteristics and other important features.
This can be particularly important on Sanibel and Captiva, where properties located only a short distance apart can have substantially different characteristics and values.
Local Appraisers and Professionals Who Can Help
Property owners considering a challenge may want assistance from a professional appraiser, attorney or other qualified real estate professional.
Pfeifer Realty Group maintains a regularly updated Sanibel and Captiva Vendor List that includes local appraisal services and other professionals who work with Southwest Florida property owners.
Sanibel & Captiva Owner and Seller Vendor List
A professional appraisal can be particularly useful when a property's condition, location or unique characteristics are not adequately reflected by broad market comparisons.
How Pfeifer Realty Group Can Help
Local market data can also be valuable when evaluating an assessment.
Pfeifer Realty Group can help Sanibel and Captiva property owners identify recent sales of comparable properties and better understand how those properties compare in terms of location, condition, waterfront characteristics, age, renovations and other factors.
Real estate market information is not a substitute for a professional appraisal or legal advice, but it can provide valuable context when determining whether an assessment appears reasonable.
If you believe your property's market value is too high, contact Pfeifer Realty Group and ask us to help identify relevant comparable sales.
Florida Property Taxes Could Change Significantly
Florida homeowners should also be aware that major changes to the state's property tax system will appear before voters in November 2026.
The Florida Legislature approved a proposed constitutional amendment that, if approved by at least 60% of Florida voters, would substantially increase the homestead exemption for qualifying permanent residents.
Under the proposal, qualifying homeowners who established permanent Florida residency by December 31, 2026 could receive an exemption of up to $150,000 of assessed value from certain non-school property taxes beginning in 2027. The exemption could increase to $250,000 beginning in 2028, with future adjustments for inflation.
School district property taxes would continue to apply.
The proposal would also reduce the maximum annual assessment increase on many non-homestead residential and non-residential properties from 10% to 5%.
Perhaps most significantly, the amendment also directs the Florida Legislature to establish a schedule for the future elimination of certain property taxes on qualifying homesteaded properties.
The amendment itself would not immediately eliminate all property taxes. The November vote is an important first step, and additional legislative action would be required to determine how any future elimination would be implemented.
We explain the proposal, who may qualify and what it could mean for Florida homeowners and buyers in our detailed guide:
Will Florida Eliminate Property Taxes? Understanding the 2026 Homestead Tax Amendment
Frequently Asked Questions About Florida TRIM Notices
Is a TRIM Notice my property tax bill?
No. A TRIM Notice is not a bill. It provides your property's proposed valuation, exemptions, taxable value, proposed millage rates and estimated taxes. The annual property tax bill is generally mailed later in the year.
When are TRIM Notices mailed in Lee County?
Lee County generally mails TRIM Notices in August.
How long do I have to challenge my property assessment?
Lee County property owners generally have 25 days from the mailing date of the TRIM Notice to file a petition with the Value Adjustment Board. Always check the actual deadline printed on your notice.
Can I speak with the Property Appraiser before filing a formal appeal?
Yes. Property owners can contact the Property Appraiser to discuss their assessment and request an informal review. An informal discussion does not mean you should ignore the formal VAB filing deadline if you intend to preserve your right to appeal.
What is the difference between market value and assessed value?
Market value represents the Property Appraiser's estimate of the property's value. Assessed value reflects applicable assessment limitations, including the Save Our Homes cap for qualifying homesteaded properties.
Does Homestead Exemption mean my property's market value cannot increase?
No. A property's market value can increase substantially. The Save Our Homes provision limits increases in the assessed value of qualifying homesteaded property, not necessarily its market value.
Can I challenge my TRIM Notice because my taxes are too high?
A challenge generally needs to address issues such as the property's valuation, classification or exemptions. Millage rates are established by taxing authorities and are a separate part of the property tax process.
Can hurricane damage affect my property's value?
Potentially. Significant storm damage, property condition and other physical characteristics may be relevant when determining market value. Owners should document damage and verify that the Property Appraiser has accurate information about the property.
Should I get an appraisal before challenging my assessment?
Not every property owner needs a professional appraisal, but an appraisal may provide valuable independent evidence, particularly when the property has unusual characteristics or when there is a substantial disagreement over value.
Are Florida property taxes being eliminated?
Not yet. Florida voters will consider a constitutional amendment in November 2026 that could substantially increase homestead exemptions and directs the Legislature to develop a schedule for the future elimination of certain property taxes on qualifying homesteaded properties. School district property taxes would continue under the current proposal.
Review Your TRIM Notice Before the Deadline
Your TRIM Notice deserves more than a quick glance.
Check the property information, confirm your exemptions, review the market and assessed values, and compare the valuation with relevant property sales. If something appears incorrect, contact the Property Appraiser promptly and pay close attention to the VAB filing deadline printed on your notice.
For Sanibel and Captiva property owners, Pfeifer Realty Group is also available to help identify comparable sales and provide local real estate market information that may help you better evaluate your property's assessed value.
Contact Pfeifer Realty Group at 239-472-0004 if you would like help reviewing recent comparable sales for your Sanibel or Captiva property.