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 33014 are overassessed?

25.2% of homes in Hialeah ZIP 33014 (1,470 of 5,838 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 33014?

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 33014 property tax overassessment report

25.2% of homes in Hialeah ZIP 33014 (1,470 of 5,838 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,116,407.

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

5,838

Homes in ZIP

1,470

Flagged as overassessed

25.2%

$88,309

Avg overage / home

$362,398

Typical value

~$247/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 33014

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
7XXX W 14 CT	12,029	1968	$3,760,000	$2,971,163	$788,837	26.5%	$6,784
1XXX W 72 ST	14,473	1968	$4,080,000	$3,574,831	$505,169	14.1%	$4,344
7XX W 76 ST	1,391	1966	$710,853	$343,577	$367,276	106.9%	$3,159
1XXX W 83 ST	1,228	1962	$528,821	$303,316	$225,505	74.3%	$1,939
7XX W 72 PL	732	1956	$402,792	$180,804	$221,988	122.8%	$1,909
8XXX W 18 LANE RD	1,462	1967	$571,978	$361,114	$210,864	58.4%	$1,813
7XX W 69 PL	1,455	1958	$565,191	$359,385	$205,806	57.3%	$1,770
7XX W 74 PL	1,230	1960	$504,959	$303,810	$201,149	66.2%	$1,730
1XXX W 83 ST	1,245	1962	$505,547	$307,515	$198,032	64.4%	$1,703
4XX W 77 ST	2,072	1962	$707,207	$511,784	$195,423	38.2%	$1,681
7XXX W 10 CT	1,318	1966	$516,785	$325,546	$191,239	58.7%	$1,645
7XX W 72 PL	1,984	1959	$680,862	$490,048	$190,814	38.9%	$1,641
6XX W 72 PL	1,534	1959	$568,251	$378,898	$189,353	50%	$1,628
7XXX W 12 AVE	1,789	1963	$630,597	$441,883	$188,714	42.7%	$1,623
7XX W 71 PL	1,416	1959	$537,176	$349,752	$187,424	53.6%	$1,612
7XX W 69 PL	1,361	1958	$522,081	$336,167	$185,914	55.3%	$1,599
7XXX W 15 AVE	1,151	1963	$469,726	$284,297	$185,429	65.2%	$1,595
6XX W 71 PL	1,435	1959	$539,815	$354,445	$185,370	52.3%	$1,594
8XX W 69 PL	1,930	1957	$660,953	$476,710	$184,243	38.6%	$1,584
1XXX W 80 ST	1,576	1961	$570,675	$389,272	$181,403	46.6%	$1,560
9XX W 70 PL	1,796	1957	$623,961	$443,612	$180,349	40.7%	$1,551
8XXX W 18 LN	1,583	1969	$568,475	$391,001	$177,474	45.4%	$1,526
7XXX W 12 AVE	1,708	1962	$599,089	$421,876	$177,213	42%	$1,524
5XX W 76 ST	2,489	1962	$791,300	$614,783	$176,517	28.7%	$1,518
1XXX W 72 ST	761	1965	$361,748	$187,967	$173,781	92.5%	$1,495

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33014. 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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