Question 1

Do I need an attorney to file a VAB petition?

Accepted Answer

No. Florida's DR-486 process is designed for pro se filing under Fla. Stat. § 194.011. Owners file directly with the county VAB. We prepare the paperwork; you sign and file it.

Question 2

What goes in the $199 fee?

Accepted Answer

A completed DR-486 petition, a comparable-sales evidence packet, a statutory narrative citing § 193.011 and § 194.301, and a filing-day checklist. The county VAB filing fee of $15 is paid separately at the courthouse.

Question 3

How do you decide which comparable sales to use?

Accepted Answer

We pull recent arm's-length sales within a 1-mile radius matching your property's use code (warehouse, retail strip, office, etc.), adjust for size and date, and surface the top 4–8. You can swap any comparable before we finalize.

Question 4

Do I have to attend the hearing?

Accepted Answer

You can appear in person, by phone (most counties), or submit written argument without attending. Many commercial owners choose to submit written argument and skip the in-person hearing.

Question 5

What happens if the property appraiser settles before the hearing?

Accepted Answer

It happens. The PA's office reviews petitions early and may offer a reduced assessment to settle. Accepting means withdrawing the petition, and the corrected value flows to the final certified roll.

Question 6

What if my petition is denied?

Accepted Answer

VAB decisions can be appealed to circuit court within 60 days under § 194.171, but that step requires an attorney and is outside our scope. From there you can pursue it with counsel or accept the board's decision.

Question 7

Is PropertyTaxKit a law firm?

Accepted Answer

No. We are a document-preparation service. We do not provide legal advice and do not represent you before the VAB; you appear (or send written argument) yourself.

Question 8

Can I file in person, by mail, or online?

Accepted Answer

Yes, all three. Most VAB clerk's offices accept walk-in, mail, and online upload through the county's portal. Walk-in is the safest for last-day filers since you get a stamped receipt.

Question 9

Where do I file the petition in Nassau?

Accepted Answer

In person at the Clerk of the VAB, by mail, or through the county's online portal. For the Nassau County Property Appraiser's current office address, phone, and hours, see floridarevenue.com/property/Pages/LocalOfficials.aspx. The $15 filing fee under § 194.013 is paid at submission, regardless of which method you pick.

Nassau VAB petitions: frequently asked questions