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 33028 are overassessed?

20.1% of homes in Pembroke Pines ZIP 33028 (1,553 of 7,745 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 33028?

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 33028 property tax overassessment report

20.1% of homes in Pembroke Pines ZIP 33028 (1,553 of 7,745 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $909,143.

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

7,745

Homes in ZIP

1,553

Flagged as overassessed

20.1%

$68,071

Avg overage / home

$640,566

Typical value

~$273/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 33028

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
1XXXX NW 12 CT	3,777	2003	$1,522,500	$1,031,121	$491,379	47.7%	$4,226
1XXXX NW 13 ST	3,782	2003	$1,416,260	$1,032,486	$383,774	37.2%	$3,300
1XXXX NW 11 ST	3,562	2000	$1,243,730	$972,426	$271,304	27.9%	$2,333
8XXX NW 28 ST	3,268	2013	$1,143,990	$892,164	$251,826	28.2%	$2,166
1XXXX NW 10 ST	1,599	1996	$682,260	$436,527	$245,733	56.3%	$2,113
1XXXX SW 40 ST	3,697	1986	$1,240,350	$1,009,281	$231,069	22.9%	$1,987
1XXXX NW 11 CT	4,858	2003	$1,537,640	$1,326,234	$211,406	15.9%	$1,818
1XXXX NW 10 ST	1,599	1996	$620,180	$436,527	$183,653	42.1%	$1,579
1XXXX NW 10 ST	2,009	1996	$729,180	$548,457	$180,723	33%	$1,554
1XXXX NW 16 CT	1,774	1998	$664,400	$484,302	$180,098	37.2%	$1,549
1XXXX NW 13 CT	1,943	1998	$700,680	$530,439	$170,241	32.1%	$1,464
1XXXX NW 12 ST	1,703	1998	$631,180	$464,919	$166,261	35.8%	$1,430
1XXX NW 138 TER	4,858	2003	$1,487,930	$1,326,234	$161,696	12.2%	$1,391
1XXX NW 142 TER	1,832	2001	$661,760	$500,136	$161,624	32.3%	$1,390
1XXXX NW 10 ST	2,374	1996	$807,840	$648,102	$159,738	24.6%	$1,374
1XXXX NW 12 CT	4,510	2004	$1,390,880	$1,231,230	$159,650	13%	$1,373
3XX NW 153 LN	1,847	1995	$662,290	$504,231	$158,059	31.3%	$1,359
1XXXX NW 13 CT	2,142	1995	$739,240	$584,766	$154,474	26.4%	$1,328
1XXX NW 137 WAY	4,168	2002	$1,285,480	$1,137,864	$147,616	13%	$1,269
1XXXX NW 19 CT	3,777	2001	$1,176,850	$1,031,121	$145,729	14.1%	$1,253
1XXX NW 139 TER	2,936	2000	$947,050	$801,528	$145,522	18.2%	$1,251
2XX NW 152 LN	1,805	1995	$638,240	$492,765	$145,475	29.5%	$1,251
1XXXX NW 12 ST	1,831	1998	$644,090	$499,863	$144,227	28.9%	$1,240
6XX NW 130 WAY	1,375	1999	$518,390	$375,375	$143,015	38.1%	$1,230
2XXX NW 142 WAY	1,671	2000	$598,450	$456,183	$142,267	31.2%	$1,223

Data: FL DOR 2025 Final NAL roll, Broward County, ZIP 33028. 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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