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 33026 are overassessed?

30.6% of homes in Pembroke Pines ZIP 33026 (3,480 of 11,374 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 Pembroke Pines ZIP 33026?

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 · Pembroke Pines

ZIP 33026 property tax overassessment report

30.6% of homes in Pembroke Pines ZIP 33026 (3,480 of 11,374 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $2,094,634.

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

11,374

Homes in ZIP

3,480

Flagged as overassessed

30.6%

$69,989

Avg overage / home

$456,277

Typical value

~$269/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 33026

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
1XXX NW 106 AVE	2,259	1977	$1,421,160	$607,671	$813,489	133.9%	$6,996
1XXXX SANTIAGO ST	2,680	1989	$1,045,000	$720,920	$324,080	45%	$2,787
2XXX CAYENNE AVE	2,095	1991	$828,430	$563,555	$264,875	47%	$2,278
3XXX N PALM AVE	2,939	1984	$1,041,150	$790,591	$250,559	31.7%	$2,155
3XXX BIMINI AVE	3,374	1992	$1,138,680	$907,606	$231,074	25.5%	$1,987
3XXX CARSON AVE	4,875	1994	$1,542,300	$1,311,375	$230,925	17.6%	$1,986
2XXX LA PAZ AVE	2,489	1988	$897,710	$669,541	$228,169	34.1%	$1,962
1XXXX NW 21 CT	1,901	1974	$732,220	$511,369	$220,851	43.2%	$1,899
2XXX LAKE WAY	3,254	1983	$1,080,380	$875,326	$205,054	23.4%	$1,763
7XXX CORONADO WAY	2,943	1995	$996,410	$791,667	$204,743	25.9%	$1,761
1XXXX LONDON ST	2,300	1989	$822,970	$618,700	$204,270	33%	$1,757
1XXXX NW 23 ST	2,198	1978	$791,020	$591,262	$199,758	33.8%	$1,718
3XXX BEACH WAY	2,086	1980	$757,040	$561,134	$195,906	34.9%	$1,685
3XXX DOCKSIDE DR	3,910	1986	$1,247,140	$1,051,790	$195,350	18.6%	$1,680
1XXXX DENVER DR	4,418	1991	$1,383,000	$1,188,442	$194,558	16.4%	$1,673
1XXXX NW 13 CT	1,912	1979	$708,450	$514,328	$194,122	37.7%	$1,669
3XXX DOCKSIDE DR	3,374	1984	$1,101,270	$907,606	$193,664	21.3%	$1,666
1XXXX STRAND WAY	3,602	1986	$1,161,170	$968,938	$192,232	19.8%	$1,653
2XXX REGALIA PL	2,208	1989	$785,620	$593,952	$191,668	32.3%	$1,648
1XXXX NW 12 ST	1,093	1987	$484,670	$294,017	$190,653	64.8%	$1,640
1XXXX KERRY DR	2,288	1986	$803,750	$615,472	$188,278	30.6%	$1,619
1XXX NW 114 AVE	1,905	1978	$700,050	$512,445	$187,605	36.6%	$1,613
1XXXX BUENOS AIRES ST	2,386	1991	$827,160	$641,834	$185,326	28.9%	$1,594
2XXX SANDS WAY	3,229	1987	$1,053,820	$868,601	$185,219	21.3%	$1,593
2XXX NW 120 TER	1,845	1977	$681,270	$496,305	$184,965	37.3%	$1,591

Data: FL DOR 2025 Final NAL roll, Broward County, ZIP 33026. 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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