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 33145 are overassessed?

27.8% of homes in Miami ZIP 33145 (2,362 of 8,494 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 33145?

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 33145 property tax overassessment report

27.8% of homes in Miami ZIP 33145 (2,362 of 8,494 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $3,324,878.

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

8,494

Homes in ZIP

2,362

Flagged as overassessed

27.8%

$163,681

Avg overage / home

$633,218

Typical value

~$381/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 33145

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 SW 17 AVE	3,024	1925	$2,265,904	$1,152,144	$1,113,760	96.7%	$9,578
2XXX SW 18 ST	3,366	1960	$2,338,849	$1,282,446	$1,056,403	82.4%	$9,085
1XXX SW 22 TER	3,828	2023	$2,340,251	$1,458,468	$881,783	60.5%	$7,583
2XXX SW 24 ST	3,741	2023	$2,267,210	$1,425,321	$841,889	59.1%	$7,240
2XXX SW 23 TER	3,750	2024	$2,204,750	$1,428,750	$776,000	54.3%	$6,674
2XXX SW 16 AVE	1,386	1937	$1,302,945	$528,066	$774,879	146.7%	$6,664
1XXX SW 19 TER	1,688	1936	$1,390,212	$643,128	$747,084	116.2%	$6,425
1XXX SW 27 AVE	1,523	2022	$1,323,112	$580,263	$742,849	128%	$6,389
1XXX SW 24 ST	1,854	1938	$1,443,466	$706,374	$737,092	104.3%	$6,339
1XXX SW 13 AVE	4,414	1947	$2,392,556	$1,681,734	$710,822	42.3%	$6,113
3XXX SW 1 AVE 3643	2,500	2024	$1,662,000	$952,500	$709,500	74.5%	$6,102
3XXX SW 1 AVE 3645	2,500	2024	$1,662,000	$952,500	$709,500	74.5%	$6,102
2XXX SW 16 TER	1,568	1924	$1,306,758	$597,408	$709,350	118.7%	$6,100
1XXX SW 23 ST	3,493	2022	$2,039,159	$1,330,833	$708,326	53.2%	$6,092
1XXX SW 15 TER	1,245	1949	$1,150,862	$474,345	$676,517	142.6%	$5,818
1XXX SW 13 AVE	1,976	1948	$1,421,180	$752,856	$668,324	88.8%	$5,748
1XXX SW 19 ST	4,970	2024	$2,556,050	$1,893,570	$662,480	35%	$5,697
3XXX SW 17 ST	1,496	1957	$1,175,498	$569,976	$605,522	106.2%	$5,207
3XXX SW 23 TER	1,373	1928	$1,110,319	$523,113	$587,206	112.3%	$5,050
1XXX SW 13 AVE	2,098	1938	$1,371,129	$799,338	$571,791	71.5%	$4,917
3XXX SW 18 TER	1,571	1950	$1,155,030	$598,551	$556,479	93%	$4,786
1XXX SW 15 ST	2,908	2024	$1,661,050	$1,107,948	$553,102	49.9%	$4,757
3XXX SW 17 ST	2,354	1953	$1,440,069	$896,874	$543,195	60.6%	$4,671
1XXX SW 19 ST	1,064	1940	$943,829	$405,384	$538,445	132.8%	$4,631
1XXX SW 13 AVE	2,360	1949	$1,435,406	$899,160	$536,246	59.6%	$4,612

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33145. 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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