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 33054 are overassessed?

31.7% of homes in Opa-locka ZIP 33054 (933 of 2,939 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 Opa-locka ZIP 33054?

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 · Opa-locka

ZIP 33054 property tax overassessment report

31.7% of homes in Opa-locka ZIP 33054 (933 of 2,939 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $533,606.

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

2,939

Homes in ZIP

933

Flagged as overassessed

31.7%

$66,503

Avg overage / home

$341,365

Typical value

~$250/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 33054

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 PERI ST	544	1948	$517,008	$136,000	$381,008	280.2%	$3,277
2XX SHARAZAD BLVD	3,240	1938	$1,164,977	$810,000	$354,977	43.8%	$3,053
7XX W SUPERIOR ST	1,073	1954	$462,995	$268,250	$194,745	72.6%	$1,675
3XXX NW 132 TER	784	1948	$380,958	$196,000	$184,958	94.4%	$1,591
3XXX NW 132 TER	1,460	1947	$544,718	$365,000	$179,718	49.2%	$1,546
2XXX NW 139 ST	757	1946	$363,650	$189,250	$174,400	92.2%	$1,500
2XXX NW 135 ST	944	1950	$392,345	$236,000	$156,345	66.2%	$1,345
2XXX ATLANTIC AVE	938	1988	$388,424	$234,500	$153,924	65.6%	$1,324
7XX HAREM AVE	855	1949	$361,773	$213,750	$148,023	69.3%	$1,273
2XXX YORK ST	1,133	1942	$429,737	$283,250	$146,487	51.7%	$1,260
9XX SHARAR AVE	1,344	1928	$482,397	$336,000	$146,397	43.6%	$1,259
1XXX FISHERMAN ST	1,007	1947	$396,872	$251,750	$145,122	57.6%	$1,248
2XXX ATLANTIC AVE	938	1988	$376,504	$234,500	$142,004	60.6%	$1,221
6XX JANN AVE	1,081	1955	$411,404	$270,250	$141,154	52.2%	$1,214
2XXX RUTLAND ST	656	1949	$304,212	$164,000	$140,212	85.5%	$1,206
2XXX ATLANTIC AVE	938	1988	$374,701	$234,500	$140,201	59.8%	$1,206
2XXX ATLANTIC AVE	938	1988	$374,701	$234,500	$140,201	59.8%	$1,206
2XXX YORK ST	690	1950	$312,261	$172,500	$139,761	81%	$1,202
1XXX SHARAZAD BLVD	1,197	1946	$438,408	$299,250	$139,158	46.5%	$1,197
1XXX ORIENTAL BLVD	1,016	1952	$392,840	$254,000	$138,840	54.7%	$1,194
7XX SULTAN AVE	862	1950	$352,929	$215,500	$137,429	63.8%	$1,182
1XXX SULTAN AVE	918	1949	$366,613	$229,500	$137,113	59.7%	$1,179
1XXXX NW 21 CT	666	1950	$303,285	$166,500	$136,785	82.2%	$1,176
1XXXX NW 32 CT	1,461	1947	$500,958	$365,250	$135,708	37.2%	$1,167
1XXX SHARAZAD BLVD	1,016	1954	$387,645	$254,000	$133,645	52.6%	$1,149

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33054. 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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