What is a property tax appeal?

A property tax appeal (also called a protest) is a formal process where you challenge your county appraisal district's assessed value of your home. In Texas, you file a protest with your county's Appraisal Review Board (ARB), present evidence that your home is overvalued, and the ARB issues a ruling.

What's the deadline to file a property tax protest in Texas?

In Texas, the deadline to file a property tax protest is May 15, 2026 (or 30 days after your appraisal notice is mailed, whichever is later). There are no extensions.

How much can I save by appealing my property taxes?

Texas homeowners who appeal save an average of $774 per year. Success rates range from 80-91% when homeowners bring comparable sales evidence.

What percent of homes in ZIP 33134 are overassessed?

30.8% of homes in Unincorporated County ZIP 33134 (234 of 759 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 33134?

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 33134 property tax overassessment report

30.8% of homes in Unincorporated County ZIP 33134 (234 of 759 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $358,844.

Check your address →Miami-Dade County guide

759

Homes in ZIP

234

Flagged as overassessed

30.8%

$178,317

Avg overage / home

$767,214

Typical value

~$453/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 33134

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 CORTEZ ST	2,166	1930	$1,797,814	$981,198	$816,616	83.2%	$7,023
1XXX SW 45 AVE	3,523	1984	$2,408,135	$1,595,919	$812,216	50.9%	$6,985
4XXX SW 10 ST	1,603	1947	$1,382,906	$726,159	$656,747	90.4%	$5,648
4XXX SW 15 ST	2,253	1946	$1,657,992	$1,020,609	$637,383	62.5%	$5,481
4XXX SW 10 ST	2,642	1946	$1,776,189	$1,196,826	$579,363	48.4%	$4,983
4XXX SW 13 ST	3,195	1958	$2,010,848	$1,447,335	$563,513	38.9%	$4,846
4XXX SW 10 ST	1,172	1948	$1,076,455	$530,916	$545,539	102.8%	$4,692
4XXX SW 13 ST	997	1939	$995,756	$451,641	$544,115	120.5%	$4,679
1XXX CORTEZ ST	1,889	1937	$1,373,636	$855,717	$517,919	60.5%	$4,454
4XXX SW 10 ST	1,937	1950	$1,369,094	$877,461	$491,633	56%	$4,228
4XXX SW 10 ST	1,149	1938	$998,042	$520,497	$477,545	91.7%	$4,107
3XX MENDOZA AVE	4,817	2001	$2,625,760	$2,182,101	$443,659	20.3%	$3,815
1XXX CORTEZ ST	1,732	1946	$1,205,817	$784,596	$421,221	53.7%	$3,623
4XXX SW 12 ST	1,471	1949	$1,057,522	$666,363	$391,159	58.7%	$3,364
3XX MENORES AVE	2,005	1940	$1,285,030	$908,265	$376,765	41.5%	$3,240
1XXX LE JEUNE RD	1,374	1925	$990,865	$622,422	$368,443	59.2%	$3,169
4XXX SW 13 ST	2,164	1958	$1,333,426	$980,292	$353,134	36%	$3,037
4XXX SW 13 ST	2,079	1958	$1,270,960	$941,787	$329,173	35%	$2,831
4XXX SW 11 ST	2,250	1925	$1,347,545	$1,019,250	$328,295	32.2%	$2,823
4XXX SW 13 TER	1,148	1941	$848,063	$520,044	$328,019	63.1%	$2,821
4XXX SW 15 ST	871	1947	$717,980	$394,563	$323,417	82%	$2,781
1XXX CORTEZ ST	1,580	1939	$1,035,535	$715,740	$319,795	44.7%	$2,750
4XXX SW 13 TER	1,755	1937	$1,111,044	$795,015	$316,029	39.8%	$2,718
1XXX SW 43 AVE	1,263	1940	$887,821	$572,139	$315,682	55.2%	$2,715
4XXX SW 15 ST	1,227	1943	$869,465	$555,831	$313,634	56.4%	$2,697

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33134. 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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