Homeowners: Your TRIM Notice Is Coming

What that notice means, what to look for, and why you shouldn't ignore it.

If you own a home in Collier County, keep an eye on your mailbox over the next few weeks.

The Collier County Property Appraiser will be sending out the annual TRIM notice—short for Truth in Millage. The 2026 notices are expected to be mailed in mid-August.

And while it may look like just another piece of government mail, don't toss it aside.

So, what exactly is a TRIM notice?

A TRIM notice is not your property tax bill.

Instead, it is your annual notice showing the proposed value of your property and the taxes that taxing authorities are proposing to levy for the upcoming tax year.

Your notice will generally show:

Assessed Value – the value used after applying Florida's assessment rules.

Exemptions – such as your Homestead Exemption, if applicable.

Taxable Value – the value used to calculate your property taxes.

Proposed Millage Rates – the proposed tax rates for the various taxing authorities.

Estimated Property Taxes – the proposed taxes based on those values and rates.

Market Value – the Property Appraiser's estimate of your property's market value as of January 1.

Budget Hearing Information – when and where you can learn more about the proposed tax rates and budgets.

🧐 What should you look for?

When your TRIM notice arrives, take a few minutes to compare it with last year's notice. 

Pay particular attention to:

1. Did your market value change significantly?
Your market value is based on the Property Appraiser's determination of your property's value as of January 1.

2. Is your Homestead Exemption showing?
If you have Homestead, make sure the exemption and taxable value look correct.

3. Did your assessed value increase?
Florida's Save Our Homes rules can limit increases in assessed value for qualifying homesteaded properties, so a significant change is worth understanding.

4. Are the proposed taxes higher than last year?
Even if your property value didn't change dramatically, your proposed tax bill can change because of millage rates and other factors.

What if you think something is wrong?

Don't ignore it.

If you believe your property has been assessed incorrectly, your first step should be to contact the Collier County Property Appraiser's Office and discuss the assessment.

If the issue cannot be resolved, property owners have the right to petition the Value Adjustment Board (VAB).

Here's the important part: You generally have 25 days from the date the TRIM notice is mailed to file a petition challenging your assessment. That can include issues involving your property's value, portability, or certain other assessment matters.

Missing that deadline can mean waiting until the following tax year to pursue an appeal.

One more important reminder...

Your TRIM notice is NOT your tax bill.

The actual property tax bill comes later from the Tax Collector. The TRIM notice is essentially your opportunity to review the proposed assessment and taxes before the final tax bill is issued.

So when yours arrives, don't put it in the "I'll deal with it later" pile. 😉

Open it. Review it. And if something doesn't look right, ask questions.

A few minutes of attention now could save you from an unpleasant surprise later.

Buying, selling, or simply keeping an eye on your home's value? 

Your property taxes are one piece of the bigger picture when it comes to understanding your home's value and your overall cost of ownership. If you ever have a question about your property, I'm happy to be a resource—even if you're not planning a move anytime soon.