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 33055 are overassessed?

20% of homes in Unincorporated County ZIP 33055 (929 of 4,648 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 Unincorporated County ZIP 33055?

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 · Unincorporated County

ZIP 33055 property tax overassessment report

20% of homes in Unincorporated County ZIP 33055 (929 of 4,648 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $525,260.

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

4,648

Homes in ZIP

929

Flagged as overassessed

20%

$65,745

Avg overage / home

$375,842

Typical value

~$240/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 33055

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 52 PL	1,316	1971	$554,060	$315,840	$238,220	75.4%	$2,049
1XXXX NW 47 CT	1,447	1958	$579,259	$347,280	$231,979	66.8%	$1,995
5XXX NW 172 ST	1,483	1971	$586,600	$355,920	$230,680	64.8%	$1,984
5XXX NW 170 TER	2,393	1970	$803,223	$574,320	$228,903	39.9%	$1,969
5XXX NW 172 ST	2,557	1961	$838,406	$613,680	$224,726	36.6%	$1,933
1XXXX NW 53 AVE	1,039	1961	$443,339	$249,360	$193,979	77.8%	$1,668
1XXXX NW 49 CT	1,600	1958	$573,481	$384,000	$189,481	49.3%	$1,630
1XXXX NW 53 AVE	1,111	1961	$444,603	$266,640	$177,963	66.7%	$1,530
1XXXX NW 48 AVE	1,722	1958	$590,839	$413,280	$177,559	43%	$1,527
5XXX NW 182 ST	1,419	1960	$517,448	$340,560	$176,888	51.9%	$1,521
1XXXX NW 51 PL	1,502	1958	$534,768	$360,480	$174,288	48.3%	$1,499
5XXX NW 174 DR	1,346	1971	$495,123	$323,040	$172,083	53.3%	$1,480
5XXX NW 168 TER	1,076	1960	$427,994	$258,240	$169,754	65.7%	$1,460
1XXXX NW 52 AVE	1,214	1971	$453,868	$291,360	$162,508	55.8%	$1,398
1XXXX NW 48 AVE	1,385	1958	$494,375	$332,400	$161,975	48.7%	$1,393
1XXXX NW 51 AVE	1,541	1970	$531,785	$369,840	$161,945	43.8%	$1,393
1XXXX NW 54 CT	1,528	1960	$528,143	$366,720	$161,423	44%	$1,388
1XXXX NW 52 PL	2,150	1971	$674,662	$516,000	$158,662	30.7%	$1,364
5XXX NW 193 TER	1,476	1973	$512,636	$354,240	$158,396	44.7%	$1,362
1XXXX NW 52 AVE	1,861	1972	$599,810	$446,640	$153,170	34.3%	$1,317
1XXXX NW 49 AVE	1,343	1958	$473,482	$322,320	$151,162	46.9%	$1,300
5XXX NW 175 ST	1,589	1971	$531,806	$381,360	$150,446	39.4%	$1,294
4XXX NW 189 TER	1,416	1970	$489,708	$339,840	$149,868	44.1%	$1,289
4XXX NW 186 ST	1,102	1971	$413,381	$264,480	$148,901	56.3%	$1,281
1XXXX NW 52 PL	2,575	1971	$766,830	$618,000	$148,830	24.1%	$1,280

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33055. 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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