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 33146 are overassessed?

32.3% of homes in Coral Gables ZIP 33146 (1,361 of 4,208 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 Coral Gables ZIP 33146?

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 · Coral Gables

ZIP 33146 property tax overassessment report

32.3% of homes in Coral Gables ZIP 33146 (1,361 of 4,208 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $6,072,836.

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

4,208

Homes in ZIP

1,361

Flagged as overassessed

32.3%

$518,842

Avg overage / home

$1,576,974

Typical value

~$631/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 33146

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 RIVIERA DR	3,675	1948	$4,821,023	$2,318,925	$2,502,098	107.9%	$21,518
4XXX UNIVERSITY DR	3,332	1951	$4,521,331	$2,102,492	$2,418,839	115%	$20,802
1XXX BLUE RD	4,102	1952	$4,890,971	$2,588,362	$2,302,609	89%	$19,802
5XXX ORDUNA DR	3,630	1948	$4,588,344	$2,290,530	$2,297,814	100.3%	$19,761
7XX JERONIMO DR	3,533	1951	$4,441,911	$2,229,323	$2,212,588	99.2%	$19,028
1XXX ALFONSO AVE	3,990	1950	$4,684,836	$2,517,690	$2,167,146	86.1%	$18,637
1XXX S ALHAMBRA CIR	3,526	1950	$4,382,849	$2,224,906	$2,157,943	97%	$18,558
4XXX UNIVERSITY DR	4,266	1940	$4,829,635	$2,691,846	$2,137,789	79.4%	$18,385
6XXX RIVIERA DR	3,848	1968	$4,528,998	$2,428,088	$2,100,910	86.5%	$18,068
5XXX GRANADA BLVD	3,569	1954	$4,321,977	$2,252,039	$2,069,938	91.9%	$17,801
6XXX RIVIERA DR	4,591	1973	$4,951,047	$2,896,921	$2,054,126	70.9%	$17,665
4XXX UNIVERSITY DR	3,624	1954	$4,336,461	$2,286,744	$2,049,717	89.6%	$17,628
1XXX ALFONSO AVE	4,599	1957	$4,945,575	$2,901,969	$2,043,606	70.4%	$17,575
1XXX ALFONSO AVE	2,456	1954	$3,547,397	$1,549,736	$1,997,661	128.9%	$17,180
8XX PARMA AVE	2,952	1950	$3,855,278	$1,862,712	$1,992,566	107%	$17,136
5XX HARDEE RD	3,025	1926	$3,875,104	$1,908,775	$1,966,329	103%	$16,910
5XXX GRANADA BLVD	3,739	1950	$4,279,509	$2,359,309	$1,920,200	81.4%	$16,514
5XXX RIVIERA DR	4,703	1948	$4,846,676	$2,967,593	$1,879,083	63.3%	$16,160
4XXX S LE JEUNE RD	2,318	1948	$3,320,260	$1,462,658	$1,857,602	127%	$15,975
5XXX RIVIERA DR	4,541	1951	$4,703,316	$2,865,371	$1,837,945	64.1%	$15,806
5XXX GRANADA BLVD	4,986	1960	$4,947,460	$3,146,166	$1,801,294	57.3%	$15,491
1XXX ALFONSO AVE	2,726	1964	$3,510,911	$1,720,106	$1,790,805	104.1%	$15,401
8XX ALFONSO AVE	4,479	1967	$4,616,335	$2,826,249	$1,790,086	63.3%	$15,395
1XXX SAN REMO AVE	3,202	1945	$3,803,114	$2,020,462	$1,782,652	88.2%	$15,331
8XX ALFONSO AVE	3,890	1940	$4,180,858	$2,454,590	$1,726,268	70.3%	$14,846

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33146. 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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