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 33012 are overassessed?

31% of homes in Hialeah ZIP 33012 (5,487 of 17,702 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 Hialeah ZIP 33012?

File Form DR-486 with the Miami-Dade 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.

Miami-Dade County · Hialeah

ZIP 33012 property tax overassessment report

31% of homes in Hialeah ZIP 33012 (5,487 of 17,702 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $4,992,090.

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

17,702

Homes in ZIP

5,487

Flagged as overassessed

31%

$105,791

Avg overage / home

$364,612

Typical value

~$254/sqft

Your Miami-Dade County deadline

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

Miami-Dade filing guide →

Top 25 most overassessed homes in 33012

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
2XX W 49 ST	1,287	1952	$1,797,012	$326,898	$1,470,114	449.7%	$12,643
9XX W 29 ST	11,214	1966	$3,740,000	$2,848,356	$891,644	31.3%	$7,668
1XXX W 29 ST	10,041	1968	$3,400,000	$2,550,414	$849,586	33.3%	$7,306
9XX W 29 ST	12,440	1966	$3,880,000	$3,159,760	$720,240	22.8%	$6,194
9XX W 29 ST	12,817	1966	$3,880,000	$3,255,518	$624,482	19.2%	$5,371
3X W 37 ST	9,762	1968	$3,100,000	$2,479,548	$620,452	25%	$5,336
5XXX PALM AVE	1,275	1952	$935,816	$323,850	$611,966	189%	$5,263
9XX W 29 ST	12,876	1966	$3,880,000	$3,270,504	$609,496	18.6%	$5,242
9XX W 29 ST	11,983	1963	$3,600,000	$3,043,682	$556,318	18.3%	$4,784
4XX W 29 PL	12,168	1963	$3,600,000	$3,090,672	$509,328	16.5%	$4,380
1XXX W 29 ST	15,798	1967	$4,500,000	$4,012,692	$487,308	12.1%	$4,191
1XXX W 42 ST	15,826	1987	$4,500,000	$4,019,804	$480,196	11.9%	$4,130
1XXX W 35 ST	2,333	1950	$1,068,000	$592,582	$475,418	80.2%	$4,089
5X W 52 ST	1,203	1952	$770,635	$305,562	$465,073	152.2%	$4,000
1XXX W 35 ST	2,084	1965	$982,021	$529,336	$452,685	85.5%	$3,893
3XXX PALM AVE	553	1953	$589,014	$140,462	$448,552	319.3%	$3,858
1XXX W 29 ST	14,777	1962	$4,200,000	$3,753,358	$446,642	11.9%	$3,841
5X W 53 ST	1,340	1952	$780,340	$340,360	$439,980	129.3%	$3,784
3XX W 50 ST	1,263	2019	$752,941	$320,802	$432,139	134.7%	$3,716
9XX W 29 ST	6,412	1963	$2,060,000	$1,628,648	$431,352	26.5%	$3,710
7X W 53 ST	1,460	1952	$781,584	$370,840	$410,744	110.8%	$3,532
1XXX W 29 ST	10,670	1971	$3,120,000	$2,710,180	$409,820	15.1%	$3,524
7X W 52 ST	1,707	1952	$836,039	$433,578	$402,461	92.8%	$3,461
2X W 30 ST	4,719	1964	$1,600,000	$1,198,626	$401,374	33.5%	$3,452
1XX W 33 ST	1,290	1947	$715,899	$327,660	$388,239	118.5%	$3,339

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33012. 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 Miami-DadeCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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