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 33034 are overassessed?

24.4% of homes in Florida City ZIP 33034 (1,169 of 4,794 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 Florida City ZIP 33034?

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 · Florida City

ZIP 33034 property tax overassessment report

24.4% of homes in Florida City ZIP 33034 (1,169 of 4,794 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $522,536.

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

4,794

Homes in ZIP

1,169

Flagged as overassessed

24.4%

$51,976

Avg overage / home

$318,228

Typical value

~$209/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 33034

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
5XX NW 2 ST	780	1939	$532,130	$163,020	$369,110	226.4%	$3,174
4XX SW 6 ST	5,802	2020	$1,510,215	$1,212,618	$297,597	24.5%	$2,559
1XXX NW 2 AVE	2,699	1957	$796,702	$564,091	$232,611	41.2%	$2,000
7XX NW 14 ST	1,310	1935	$505,896	$273,790	$232,106	84.8%	$1,996
1XXX NW 2 AVE	2,750	1956	$793,485	$574,750	$218,735	38.1%	$1,881
1XX SW 3 AVE	2,919	1940	$803,723	$610,071	$193,652	31.7%	$1,665
4XX SW 3 AVE	970	1957	$394,365	$202,730	$191,635	94.5%	$1,648
4XX SW 3 AVE	1,358	1986	$471,480	$283,822	$187,658	66.1%	$1,614
9XX NW 3 TER	940	1959	$369,579	$196,460	$173,119	88.1%	$1,489
4XX NW 12 ST	3,133	1957	$826,547	$654,797	$171,750	26.2%	$1,477
8XX W PALM DR	1,349	1942	$453,166	$281,941	$171,225	60.7%	$1,473
5XX SW 7 ST	1,158	1960	$411,018	$242,022	$168,996	69.8%	$1,453
3XX NW 5 AVE	3,631	2011	$912,927	$758,879	$154,048	20.3%	$1,325
5XX SW 5 ST	1,374	1982	$438,603	$287,166	$151,437	52.7%	$1,302
9XX NW 12 ST	709	1934	$293,466	$148,181	$145,285	98%	$1,249
1XXX NW 3 AVE	1,071	1961	$365,991	$223,839	$142,152	63.5%	$1,223
5XX LUCY ST	1,812	1961	$520,077	$378,708	$141,369	37.3%	$1,216
2XX SW 5 AVE	448	2016	$233,680	$93,632	$140,048	149.6%	$1,204
1XX NW 13 CT	1,896	2024	$531,210	$396,264	$134,946	34.1%	$1,161
4XX SW 3 AVE	1,086	1919	$360,145	$226,974	$133,171	58.7%	$1,145
1XX NW 5 AVE	1,310	1954	$406,119	$273,790	$132,329	48.3%	$1,138
9XX NW 3 LN	1,514	2016	$447,957	$316,426	$131,531	41.6%	$1,131
4XX NW 12 ST	3,498	1959	$859,608	$731,082	$128,526	17.6%	$1,105
3XX NW 11 CT	1,896	2022	$523,632	$396,264	$127,368	32.1%	$1,095
1XXX NW 1 ST	1,896	2023	$521,928	$396,264	$125,664	31.7%	$1,081

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33034. 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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