This is the simplest and most practical guide to the Miami-Dade TRIM Notice for 2026.
The TRIM notice is the big envelope that comes in the mail every August from the Property Appraiser.
It is not your real tax bill — it is only a “proposed” notice so you have time to check everything and appeal if the value looks too high.
This site is 100% independent and not connected to the Property Appraiser’s office. I just want to help you understand your TRIM notice and know exactly what to do next.
When Will You Get Your 2026 TRIM Notice?
- Mailed around August 24, 2026 (sometimes a few days earlier or later)
- It goes to the mailing address on your property record
- You can also view it online starting the same day at: https://apps.miamidadepa.gov/PAOnlineTools/TrimPdf/Mainmenu.aspx
What Does the TRIM Notice Actually Show? (Simple Breakdown)
The notice has several sections. Here is what each part means in plain English:
- Proposed Assessed Value: What the county thinks your home is worth for taxes in 2027
- Exemptions: Shows if your homestead, senior, or other discounts are applied
- Taxable Value: Assessed value minus exemptions (this is what your taxes are based on)
- Millage Rates: The tax rate from county, school board, city, etc.
- Estimated Taxes: How much you might pay next year (this is only an estimate)
- Appeal Deadline: Usually 25 days from the mailing date printed on the notice
Important: This is not your final bill. Your real tax bill comes from the Tax Collector in November.
What to Do When You Receive Your TRIM Notice – Exact Steps
- Open the envelope the same day you get it.
- Look at the “Proposed Assessed Value” and compare it to last year’s value.
- Check that all your exemptions (homestead, senior, etc.) are listed correctly.
- Look at the “Estimated Taxes” and see if it seems reasonable.
- If everything looks correct → file the notice in a safe folder.
- If something looks wrong or too high → call 305-375-4712 the same day.
- Still not happy? File an appeal before the 25-day deadline.
How to View Your TRIM Notice Online (If You Lose the Mail)
- Go to: https://apps.miamidadepa.gov/PAOnlineTools/TrimPdf/Mainmenu.aspx
- Enter your folio number or address.
- Click Search.
- View or download the PDF.
Pro Tips from Homeowners I Have Helped
- Keep the TRIM notice together with last year’s notice so you can compare.
- Take a photo of the appeal deadline date — mark it in your phone calendar.
- If the value jumped a lot, check the Property Search tool to see if there are errors (wrong square footage, etc.).
- You can request an informal review by calling the office before filing a formal appeal.
- Don’t ignore the notice — the appeal window is short (25 days).
Helpful Links
- View TRIM Notice Online: https://apps.miamidadepa.gov/PAOnlineTools/TrimPdf/Mainmenu.aspx
- Property Search Tool: https://apps.miamidadepa.gov/propertysearch/#/
- Main Phone for Questions: 305-375-4712
- Tax Collector (real bill): https://mdctaxcollector.gov/
Common Questions About Miami-Dade TRIM Notice
Q: Is this my real tax bill? A: No. This is only a proposal. Your real bill comes in November.
Q: What if the value is much higher than last year? A: You can appeal it. Many people win reductions.
Q: How long do I have to appeal? A: Usually 25 days from the date printed on the notice.
Q: Do I have to do anything if everything looks okay? A: No — just keep the notice and wait for the real bill.
Q: Can I see my neighbor’s TRIM notice? A: Yes, the tool is public.
Q: I didn’t get a TRIM notice — what now? A: View it online or call 305-375-4712.
My Promise to You
If your TRIM notice arrived and you are confused about the numbers, deadline, or what to do next, send me a message with your folio number or address. I read every message myself and will reply with simple, clear help — free and fast.
This guide is updated daily. Bookmark this page.
Last updated: February 24, 2026 Written & maintained by: Raj Patel Florida Property Tax Expert Also runs PascoCountyPropertyAppraiser.us and BrevardCountyPropertyAppraiser.us
Thank you for trusting this independent guide. Now you know exactly what your TRIM notice means and what to do next in 2026.