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 33136 are overassessed?

30.4% of homes in Miami ZIP 33136 (555 of 1,828 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 33136?

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 33136 property tax overassessment report

30.4% of homes in Miami ZIP 33136 (555 of 1,828 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,160,178.

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

1,828

Homes in ZIP

555

Flagged as overassessed

30.4%

$243,071

Avg overage / home

$442,654

Typical value

~$274/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 33136

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
6XX NW N RIVER DR	4,941	1955	$3,420,097	$1,353,834	$2,066,263	152.6%	$17,770
6XX NW 11 AVE	9,786	2024	$4,400,000	$2,681,364	$1,718,636	64.1%	$14,780
6XX NW N RIVER DR	1,312	1928	$1,901,755	$359,488	$1,542,267	429%	$13,263
6XX NW N RIVER DR	1,566	1928	$1,903,861	$429,084	$1,474,777	343.7%	$12,683
1XXX NW 8 AVE	5,313	2023	$2,900,000	$1,455,762	$1,444,238	99.2%	$12,420
7XX NW 7 STREET RD	2,812	1920	$2,206,410	$770,488	$1,435,922	186.4%	$12,349
9XX NW 7 STREET RD	1,677	1942	$1,874,324	$459,498	$1,414,826	307.9%	$12,168
6XX NW N RIVER DR	2,386	1928	$2,067,389	$653,764	$1,413,625	216.2%	$12,157
6XX NW N RIVER DR	1,814	1938	$1,847,612	$497,036	$1,350,576	271.7%	$11,615
6XX NW N RIVER DR	1,520	1930	$1,672,371	$416,480	$1,255,891	301.5%	$10,801
9XX NW 7 STREET RD	2,376	1940	$1,759,922	$651,024	$1,108,898	170.3%	$9,537
9XX NW NORTH RIVER DR	1,937	2013	$1,606,941	$530,738	$1,076,203	202.8%	$9,255
1XXX NW N RIVER DR	2,171	1940	$1,670,800	$594,854	$1,075,946	180.9%	$9,253
9XX NW 7 STREET RD	4,156	1940	$2,143,070	$1,138,744	$1,004,326	88.2%	$8,637
1XXX NW 4 AVE	1,986	1981	$1,440,094	$544,164	$895,930	164.6%	$7,705
7XX NW N RIVER DR	3,416	1949	$1,825,695	$935,984	$889,711	95.1%	$7,652
8XX NW 7 ST	1,251	1946	$1,225,286	$342,774	$882,512	257.5%	$7,590
9XX NW 7 STREET RD	1,631	1940	$1,324,077	$446,894	$877,183	196.3%	$7,544
1XXX NW N RIVER DR	2,415	1971	$1,532,716	$661,710	$871,006	131.6%	$7,491
8XX NW 12 ST	1,430	1997	$1,261,738	$391,820	$869,918	222%	$7,481
9XX NW 9 CT	1,528	1928	$1,270,571	$418,672	$851,899	203.5%	$7,326
8XX NW 7 STREET RD	2,126	1926	$1,430,924	$582,524	$848,400	145.6%	$7,296
1XXX NW N RIVER DR	2,290	1971	$1,443,025	$627,460	$815,565	130%	$7,014
2XX NW 9 ST	3,222	1950	$1,694,437	$882,828	$811,609	91.9%	$6,980
1XXX NW 3 AVE	792	1936	$1,013,605	$217,008	$796,597	367.1%	$6,851

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33136. 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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