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 33016 are overassessed?

25.5% of homes in Hialeah ZIP 33016 (2,571 of 10,084 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 33016?

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 33016 property tax overassessment report

25.5% of homes in Hialeah ZIP 33016 (2,571 of 10,084 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,122,936.

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

10,084

Homes in ZIP

2,571

Flagged as overassessed

25.5%

$50,787

Avg overage / home

$265,315

Typical value

~$248/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 33016

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
5XXX W 26 AVE	8,921	1986	$2,690,000	$2,212,408	$477,592	21.6%	$4,107
2XXX W 66 PL	10,511	1988	$3,070,000	$2,606,728	$463,272	17.8%	$3,984
5XXX W 22 LN	9,713	1986	$2,690,000	$2,408,824	$281,176	11.7%	$2,418
6XXX W 24 LN	1,504	1989	$619,070	$372,992	$246,078	66%	$2,116
5XXX W 21 CT	1,164	1985	$475,627	$288,672	$186,955	64.8%	$1,608
2XXX W 65 ST	1,001	1989	$432,914	$248,248	$184,666	74.4%	$1,588
6XXX W 25 CT	1,156	1987	$437,523	$286,688	$150,835	52.6%	$1,297
5XXX W 21 CT	1,357	1985	$486,527	$336,536	$149,991	44.6%	$1,290
2XXX W 65 ST	1,170	1989	$437,478	$290,160	$147,318	50.8%	$1,267
2XXX W 65 ST	1,170	1989	$436,269	$290,160	$146,109	50.4%	$1,257
2XXX W 65 ST	1,156	1989	$429,233	$286,688	$142,545	49.7%	$1,226
2XXX W 65 ST	1,337	1989	$472,943	$331,576	$141,367	42.6%	$1,216
2XXX W 69 TER	1,473	1997	$504,213	$365,304	$138,909	38%	$1,195
2XXX W 65 ST	1,170	1989	$421,777	$290,160	$131,617	45.4%	$1,132
2XXX W 65 ST	1,187	1988	$424,518	$294,376	$130,142	44.2%	$1,119
2XXX W 70 PL	1,384	1989	$472,064	$343,232	$128,832	37.5%	$1,108
2XXX W 64 ST	1,170	1989	$416,817	$290,160	$126,657	43.7%	$1,089
2XXX W 73 PL	1,325	1991	$453,650	$328,600	$125,050	38.1%	$1,075
2XXX W 73 PL	1,232	1989	$430,270	$305,536	$124,734	40.8%	$1,073
2XXX W 65 ST	1,001	1989	$372,411	$248,248	$124,163	50%	$1,068
2XXX W 68 PL	1,473	1998	$488,664	$365,304	$123,360	33.8%	$1,061
2XXX W 65 ST	1,170	1989	$412,842	$290,160	$122,682	42.3%	$1,055
2XXX W 68 PL	1,473	1997	$487,384	$365,304	$122,080	33.4%	$1,050
2XXX W 74 TER	1,234	1989	$427,544	$306,032	$121,512	39.7%	$1,045
2XXX W 65 ST	1,156	1989	$407,730	$286,688	$121,042	42.2%	$1,041

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33016. 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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