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 33140 are overassessed?

31.3% of homes in Miami Beach ZIP 33140 (4,218 of 13,472 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 Beach ZIP 33140?

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 Beach

ZIP 33140 property tax overassessment report

31.3% of homes in Miami Beach ZIP 33140 (4,218 of 13,472 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $23,436,249.

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

13,472

Homes in ZIP

4,218

Flagged as overassessed

31.3%

$646,075

Avg overage / home

$899,953

Typical value

~$582/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 33140

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
5XXX COLLINS AVE 1402	1,612	2021	$4,881,415	$938,184	$3,943,231	420.3%	$33,912
5XXX COLLINS AVE 1202	1,612	2021	$4,762,406	$938,184	$3,824,222	407.6%	$32,888
3XXX COLLINS AVE 6C	2,030	2015	$4,948,718	$1,181,460	$3,767,258	318.9%	$32,398
3XXX COLLINS AVE 1304	1,384	2015	$4,561,664	$805,488	$3,756,176	466.3%	$32,303
5XXX COLLINS AVE 1102	1,612	2021	$4,646,246	$938,184	$3,708,062	395.2%	$31,889
3XXX COLLINS AVE 1402	1,608	2015	$4,637,472	$935,856	$3,701,616	395.5%	$31,834
3XXX COLLINS AVE 5C	2,030	2015	$4,875,592	$1,181,460	$3,694,132	312.7%	$31,770
1XXX W 22 ST	2,352	1939	$4,992,843	$1,368,864	$3,623,979	264.7%	$31,166
3XXX COLLINS AVE 4C	2,030	2015	$4,803,556	$1,181,460	$3,622,096	306.6%	$31,150
5XXX COLLINS AVE 1002	1,612	2021	$4,532,957	$938,184	$3,594,773	383.2%	$30,915
5XXX COLLINS AVE 701	1,972	2021	$4,706,287	$1,147,704	$3,558,583	310.1%	$30,604
5XXX COLLINS AVE 703	2,034	2021	$4,731,521	$1,183,788	$3,547,733	299.7%	$30,511
3XXX CHASE AVE	2,158	1950	$4,755,103	$1,255,956	$3,499,147	278.6%	$30,093
2XXX REGATTA AVE	2,470	1981	$4,925,797	$1,437,540	$3,488,257	242.7%	$29,999
5XXX COLLINS AVE 902	1,612	2021	$4,422,363	$938,184	$3,484,179	371.4%	$29,964
5XXX COLLINS AVE 601	1,989	2021	$4,591,533	$1,157,598	$3,433,935	296.6%	$29,532
5XXX COLLINS AVE 603	2,034	2021	$4,616,051	$1,183,788	$3,432,263	289.9%	$29,517
5XXX COLLINS AVE 802	1,612	2021	$4,314,475	$938,184	$3,376,291	359.9%	$29,036
2XXX COLLINS AVE 1402	1,940	2014	$4,465,561	$1,129,080	$3,336,481	295.5%	$28,694
5XXX COLLINS AVE 501	1,972	2021	$4,479,589	$1,147,704	$3,331,885	290.3%	$28,654
5XXX COLLINS AVE 503	2,034	2021	$4,503,466	$1,183,788	$3,319,678	280.4%	$28,549
2XXX COLLINS AVE 1401	1,667	2014	$4,287,632	$970,194	$3,317,438	341.9%	$28,530
2XXX REGATTA AVE	2,841	1950	$4,957,809	$1,653,462	$3,304,347	199.8%	$28,417
5XXX COLLINS AVE 702	1,612	2021	$4,209,282	$938,184	$3,271,098	348.7%	$28,131
1XXX W 23 ST	2,971	1937	$4,979,088	$1,729,122	$3,249,966	188%	$27,950

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33140. 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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