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 33138 are overassessed?

34.7% of homes in Miami ZIP 33138 (2,916 of 8,413 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 33138?

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 33138 property tax overassessment report

34.7% of homes in Miami ZIP 33138 (2,916 of 8,413 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $11,782,841.

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

8,413

Homes in ZIP

2,916

Flagged as overassessed

34.7%

$469,855

Avg overage / home

$825,092

Typical value

~$413/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 33138

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 NE 87 ST	3,029	1949	$4,966,174	$1,250,977	$3,715,197	297%	$31,951
1XXX NE 81 TER	2,173	1973	$4,497,481	$897,449	$3,600,032	401.1%	$30,960
1XXX NE 104 ST	2,860	1959	$4,676,067	$1,181,180	$3,494,887	295.9%	$30,056
1XXX NE 81 TER	2,498	1973	$4,522,351	$1,031,674	$3,490,677	338.4%	$30,020
1XXX BELLE MEADE ISLAND DR	2,912	1965	$4,600,328	$1,202,656	$3,397,672	282.5%	$29,220
1XXX NE 101 ST	3,636	1955	$4,863,104	$1,501,668	$3,361,436	223.8%	$28,908
9XXX N BAYSHORE DR	3,778	1964	$4,903,772	$1,560,314	$3,343,458	214.3%	$28,754
8XX BELLE MEADE ISLAND DR	3,257	1948	$4,629,181	$1,345,141	$3,284,040	244.1%	$28,243
1XXX BELLE MEADE ISLAND DR	3,211	1952	$4,584,410	$1,326,143	$3,258,267	245.7%	$28,021
8XX BELLE MEADE ISLAND DR	4,108	1948	$4,908,601	$1,696,604	$3,211,997	189.3%	$27,623
8XX BELLE MEADE ISLAND DR	4,037	1951	$4,834,826	$1,667,281	$3,167,545	190%	$27,241
7XXX BELLE MEADE BLVD	4,354	1995	$4,903,742	$1,798,202	$3,105,540	172.7%	$26,708
1XXX BELLE MEADE ISLAND DR	2,710	1950	$4,178,927	$1,119,230	$3,059,697	273.4%	$26,313
8XX NE 78 ST	4,027	2017	$4,708,575	$1,663,151	$3,045,424	183.1%	$26,191
8XX BELLE MEADE ISLAND DR	3,131	1951	$4,338,475	$1,293,103	$3,045,372	235.5%	$26,190
1XXX BELLE MEADE ISLAND DR	3,518	1950	$4,487,765	$1,452,934	$3,034,831	208.9%	$26,100
9XXX NE 13 AVE	4,105	1954	$4,648,869	$1,695,365	$2,953,504	174.2%	$25,400
1XXX NE 104 ST	3,192	1957	$4,244,170	$1,318,296	$2,925,874	221.9%	$25,163
1XXX NE 101 ST	2,812	1953	$4,051,585	$1,161,356	$2,890,229	248.9%	$24,856
1XXX NE 94 ST	630	1935	$3,107,892	$260,190	$2,847,702	1094.5%	$24,490
7XXX BELLE MEADE ISLAND DR	3,618	1948	$4,317,708	$1,494,234	$2,823,474	189%	$24,282
7XXX BELLE MEADE ISLAND DR	3,693	1967	$4,342,476	$1,525,209	$2,817,267	184.7%	$24,228
9XX BELLE MEADE ISLAND DR	3,492	1949	$4,247,466	$1,442,196	$2,805,270	194.5%	$24,125
9XXX NE 13 AVE	3,897	1954	$4,396,676	$1,609,461	$2,787,215	173.2%	$23,970
8XXX NE BAYSHORE DR	2,951	1963	$4,004,957	$1,218,763	$2,786,194	228.6%	$23,961

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33138. 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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