What is a property tax appeal?

A property tax appeal (also called a protest in Texas, or a VAB petition in Florida) is a formal process where you challenge your county appraiser's assessed value of your home. You file with the county Appraisal Review Board (Texas) or Value Adjustment Board (Florida), present comparable-sales evidence that your home is overvalued, and the board issues a ruling.

When is the Florida property tax appeal deadline?

Florida property owners have 25 days from the date the TRIM (Truth in Millage) notice is mailed to file a VAB petition (Form DR-486). TRIM notices typically mail mid-August, putting the petition deadline in early-to-mid September. The deadline varies by county and is printed on the TRIM notice itself.

When is the Texas property tax appeal deadline?

In Texas, the deadline to file a property tax protest is May 15 each year (or 30 days after your appraisal notice is mailed, whichever is later). The 2026 deadline has passed; the next protest window is April-May 2027.

How much can I save by appealing my property taxes?

Homeowners who appeal save an average of $774 per year in Texas and several hundred to several thousand dollars per year in Florida (Save Our Homes locks in the savings for 10+ years). Success rates range from 80-91% when you bring 3-5 comparable sales as evidence.

What's the difference between AppealMyTax and Ownwell?

AppealMyTax charges a flat $49 for a complete personalized appeal packet you file yourself, or $199-$249 for our done-for-you filing service. Ownwell charges a 25-35% contingency on whatever you save — meaning a $2,000 reduction costs you $500-$700 every year forever. We keep 100% of your savings.

What percent of homes in ZIP 33004 are overassessed?

33.5% of homes in Dania Beach ZIP 33004 (2,026 of 6,053 parcels) are assessed more than 10% above the typical per-square-foot value for the neighborhood, based on the FL DOR 2025 Final NAL roll.

How do I appeal my property taxes in Dania Beach ZIP 33004?

File Form DR-486 with the Broward County Value Adjustment Board within 25 days of your TRIM notice (typically mid-August). The $15 filing fee is paid to the Clerk of Court. Strong petitions include 3-5 comparable sales from your immediate area.

Broward County · Dania Beach

ZIP 33004 property tax overassessment report

33.5% of homes in Dania Beach ZIP 33004 (2,026 of 6,053 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $2,275,252.

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★ First 100 FL packets at $49 (62 left, then $79 starting June 1) · 30-day refund · Ownwell takes 25-35%

6,053

Homes in ZIP

2,026

Flagged as overassessed

33.5%

$130,584

Avg overage / home

$387,523

Typical value

~$264/sqft

Your Broward County deadline

TRIM mailing: Aug 21, 2026 · VAB petition due: Sept 15, 2026

Broward filing guide →

Top 25 most overassessed homes in 33004

Addresses anonymized. Pulled directly from the FL DOR 2025 Final NAL roll. Each home pays significantly more than what a comparable-size home in this ZIP typically pays.

Address	Sq ft	Year	Just value	Expected	Overage	% over	$/yr
3XX NE 2 CT	2,005	2023	$1,367,720	$529,320	$838,400	158.4%	$7,210
8XX NW 3 TER	6,372	1954	$2,469,280	$1,682,208	$787,072	46.8%	$6,769
2XX NE 2 PL	2,527	2024	$1,350,860	$667,128	$683,732	102.5%	$5,880
3XX NE 2 CT	3,681	2007	$1,644,490	$971,784	$672,706	69.2%	$5,785
2X SE 1 AVE	2,448	1947	$1,294,810	$646,272	$648,538	100.4%	$5,577
6XX GULFSTREAM RD	2,187	1952	$1,219,950	$577,368	$642,582	111.3%	$5,526
3XX NE 5 CT	2,539	1971	$1,272,290	$670,296	$601,994	89.8%	$5,177
2XX NE 2 AVE	2,113	1957	$1,134,080	$557,832	$576,248	103.3%	$4,956
3XX NE 2 CT	1,780	1966	$1,045,090	$469,920	$575,170	122.4%	$4,946
3XX NE 2 CT	1,587	1953	$991,560	$418,968	$572,592	136.7%	$4,924
1XXX ARGONAUT ISLE	3,874	1974	$1,576,540	$1,022,736	$553,804	54.1%	$4,763
3XX NE 2 CT	4,490	1972	$1,709,860	$1,185,360	$524,500	44.2%	$4,511
3XX NE 2 CT	1,866	1967	$1,007,100	$492,624	$514,476	104.4%	$4,424
9XX NAUTILUS ISLE	1,636	1958	$945,770	$431,904	$513,866	119%	$4,419
2XX SE 2 TER	2,635	2023	$1,206,850	$695,640	$511,210	73.5%	$4,396
3XX NE 5 AVE	2,145	1968	$1,075,520	$566,280	$509,240	89.9%	$4,379
1XXX ARGONAUT ISLE	2,902	2014	$1,257,260	$766,128	$491,132	64.1%	$4,224
9XX NAUTILUS ISLE	2,357	1969	$1,108,490	$622,248	$486,242	78.1%	$4,182
2XX SE 2 TER	2,635	2023	$1,144,680	$695,640	$449,040	64.6%	$3,862
1XXX NAUTILUS ISLE	2,554	1976	$1,120,890	$674,256	$446,634	66.2%	$3,841
8XX ARGONAUT ISLE	1,915	1964	$946,000	$505,560	$440,440	87.1%	$3,788
9XX NAUTILUS ISLE	2,349	1973	$1,058,360	$620,136	$438,224	70.7%	$3,769
1XXX ARGONAUT ISLE	2,342	1976	$1,054,080	$618,288	$435,792	70.5%	$3,748
9XX NAUTILUS ISLE	3,705	2008	$1,409,710	$978,120	$431,590	44.1%	$3,712
7XX NW 10 AVE	3,484	1979	$1,343,410	$919,776	$423,634	46.1%	$3,643

Data: FL DOR 2025 Final NAL roll, Broward County, ZIP 33004. Addresses anonymized to protect privacy; full data is public record under Fla. Stat. Ch. 119. Showing top 25 — there are likely more overassessed homes in this ZIP.

Is yours one of them?

Search your address — we'll show your specific overassessment estimate in 30 seconds. Then when BrowardCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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