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 33141 are overassessed?

26% of homes in Miami Beach ZIP 33141 (3,807 of 14,659 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 33141?

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 33141 property tax overassessment report

26% of homes in Miami Beach ZIP 33141 (3,807 of 14,659 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $21,543,583.

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

14,659

Homes in ZIP

3,807

Flagged as overassessed

26%

$658,016

Avg overage / home

$647,496

Typical value

~$425/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 33141

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 S TREASURE DR	2,033	1950	$4,940,445	$864,025	$4,076,420	471.8%	$35,057
1XXX BAY DR	2,669	1949	$4,955,963	$1,134,325	$3,821,638	336.9%	$32,866
1XXX BAY DR	2,569	1950	$4,900,732	$1,091,825	$3,808,907	348.9%	$32,757
1XXX CLEVELAND RD	2,373	1949	$4,763,474	$1,008,525	$3,754,949	372.3%	$32,293
1XXX S TREASURE DR	2,833	1950	$4,951,940	$1,204,025	$3,747,915	311.3%	$32,232
6XXX COLLINS AVE 1604	2,604	2019	$4,765,791	$1,106,700	$3,659,091	330.6%	$31,468
1XXX S TREASURE DR	2,441	1950	$4,669,989	$1,037,425	$3,632,564	350.2%	$31,240
6XXX COLLINS AVE 1504	2,604	2019	$4,728,457	$1,106,700	$3,621,757	327.3%	$31,147
1XXX S BISCAYNE POINT RD	3,007	1941	$4,876,570	$1,277,975	$3,598,595	281.6%	$30,948
1XXX S TREASURE DR	2,026	1950	$4,422,612	$861,050	$3,561,562	413.6%	$30,629
1XXX S SHORE DR	3,052	1951	$4,836,063	$1,297,100	$3,538,963	272.8%	$30,435
1XXX N BISCAYNE POINT RD	3,199	1953	$4,895,974	$1,359,575	$3,536,399	260.1%	$30,413
1XXX BAY DR	3,180	1950	$4,876,872	$1,351,500	$3,525,372	260.8%	$30,318
1XXX BAY DR	2,471	1952	$4,554,645	$1,050,175	$3,504,470	333.7%	$30,138
1XXX S TREASURE DR	1,843	1950	$4,283,108	$783,275	$3,499,833	446.8%	$30,099
1XXX N BISCAYNE POINT RD	1,933	1951	$4,301,239	$821,525	$3,479,714	423.6%	$29,926
1XXX BAY TER	3,272	1983	$4,867,023	$1,390,600	$3,476,423	250%	$29,897
1XXX DAYTONIA RD	3,324	1940	$4,886,121	$1,412,700	$3,473,421	245.9%	$29,871
1XXX S TREASURE DR	2,020	1954	$4,295,975	$858,500	$3,437,475	400.4%	$29,562
2XXX N SHORE TER	2,383	1954	$4,440,432	$1,012,775	$3,427,657	338.4%	$29,478
6XXX INDIAN CREEK DR PH1	2,332	2022	$4,399,500	$991,100	$3,408,400	343.9%	$29,312
1XXX N BISCAYNE POINT RD	2,697	1951	$4,551,796	$1,146,225	$3,405,571	297.1%	$29,288
1XXX N BISCAYNE POINT RD	2,902	1951	$4,634,725	$1,233,350	$3,401,375	275.8%	$29,252
1XXX BAY DR	2,717	1959	$4,542,134	$1,154,725	$3,387,409	293.4%	$29,132
3XX N SHORE DR	3,168	1954	$4,719,605	$1,346,400	$3,373,205	250.5%	$29,010

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33141. 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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