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 33132 are overassessed?

22.1% of homes in Miami ZIP 33132 (2,229 of 10,072 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 Miami ZIP 33132?

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 · Miami

ZIP 33132 property tax overassessment report

22.1% of homes in Miami ZIP 33132 (2,229 of 10,072 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $5,033,706.

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

10,072

Homes in ZIP

2,229

Flagged as overassessed

22.1%

$262,591

Avg overage / home

$537,362

Typical value

~$529/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 33132

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
8XX NE 1 AVE 5500	4,375	2019	$4,907,800	$2,314,375	$2,593,425	112.1%	$22,303
8XX BISCAYNE BLVD 5708	4,498	2008	$4,938,840	$2,379,442	$2,559,398	107.6%	$22,011
8XX NE 1 AVE 5412	3,122	2019	$3,322,429	$1,651,538	$1,670,891	101.2%	$14,370
8XX NE 1 AVE 5402	3,135	2019	$3,325,764	$1,658,415	$1,667,349	100.5%	$14,339
8XX NE 1 AVE 701	2,450	2019	$2,842,284	$1,296,050	$1,546,234	119.3%	$13,298
8XX NE 1 AVE 702	2,450	2019	$2,842,284	$1,296,050	$1,546,234	119.3%	$13,298
8XX NE 1 AVE 703	2,450	2019	$2,842,284	$1,296,050	$1,546,234	119.3%	$13,298
8XX NE 1 AVE 704	2,450	2019	$2,842,284	$1,296,050	$1,546,234	119.3%	$13,298
1XXX BISCAYNE BLVD 6301	3,831	2009	$3,534,825	$2,026,599	$1,508,226	74.4%	$12,971
8XX NE 1 AVE 4401	4,552	2019	$3,893,900	$2,408,008	$1,485,892	61.7%	$12,779
1XXX BISCAYNE BLVD 4602	4,280	2007	$3,707,700	$2,264,120	$1,443,580	63.8%	$12,415
8XX NE 1 AVE 5202	3,292	2019	$3,180,952	$1,741,468	$1,439,484	82.7%	$12,380
1XXX BISCAYNE BLVD 4603	4,327	2007	$3,707,700	$2,288,983	$1,418,717	62%	$12,201
1XXX BISCAYNE BLVD 4403	4,327	2007	$3,513,461	$2,288,983	$1,224,478	53.5%	$10,531
8XX NE 1 AVE 5312	3,312	2019	$2,884,855	$1,752,048	$1,132,807	64.7%	$9,742
8XX NE 1 AVE 5212	3,312	2019	$2,876,131	$1,752,048	$1,124,083	64.2%	$9,667
1XXX BISCAYNE BLVD 4402	4,264	2007	$3,372,923	$2,255,656	$1,117,267	49.5%	$9,608
8XX NE 1 AVE 5012	3,312	2019	$2,866,564	$1,752,048	$1,114,516	63.6%	$9,585
8XX NE 1 AVE 4912	3,312	2019	$2,849,010	$1,752,048	$1,096,962	62.6%	$9,434
8XX NE 1 AVE 4812	3,312	2019	$2,842,294	$1,752,048	$1,090,246	62.2%	$9,376
8XX NE 1 AVE 5311	3,852	2019	$3,067,696	$2,037,708	$1,029,988	50.5%	$8,858
8XX NE 1 AVE 5211	3,852	2019	$3,058,544	$2,037,708	$1,020,836	50.1%	$8,779
8XX NE 1 AVE 5001	3,814	2019	$3,036,010	$2,017,606	$1,018,404	50.5%	$8,758
1XXX BISCAYNE BLVD 6106	3,800	2009	$3,022,320	$2,010,200	$1,012,120	50.3%	$8,704
8XX NE 1 AVE 5111	3,852	2019	$3,049,486	$2,037,708	$1,011,778	49.7%	$8,701

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33132. 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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