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 33157 are overassessed?

23.2% of homes in Unincorporated County ZIP 33157 (1,589 of 6,856 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 Unincorporated County ZIP 33157?

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 · Unincorporated County

ZIP 33157 property tax overassessment report

23.2% of homes in Unincorporated County ZIP 33157 (1,589 of 6,856 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,053,701.

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

6,856

Homes in ZIP

1,589

Flagged as overassessed

23.2%

$77,107

Avg overage / home

$441,904

Typical value

~$266/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 33157

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
1XXXX SW 110 AVE	525	1944	$1,116,572	$139,650	$976,922	699.6%	$8,402
1XXXX SW 174 TER	518	1939	$757,629	$137,788	$619,841	449.9%	$5,331
1XXXX SW 110 AVE	1,788	1948	$999,668	$475,608	$524,060	110.2%	$4,507
1XXXX SW 109 AVE	2,916	1938	$1,280,072	$775,656	$504,416	65%	$4,338
1XXXX SW 110 AVE	1,162	1990	$804,252	$309,092	$495,160	160.2%	$4,258
1XXXX SW 105 AVE	2,180	1956	$999,236	$579,880	$419,356	72.3%	$3,606
1XXXX SW 112 AVE	1,024	1954	$636,528	$272,384	$364,144	133.7%	$3,132
1XXXX SW 112 AVE	2,287	1985	$964,774	$608,342	$356,432	58.6%	$3,065
1XXXX SW 168 ST	350	2004	$441,417	$93,100	$348,317	374.1%	$2,996
1XXXX SW 108 AVE	1,580	1961	$762,905	$420,280	$342,625	81.5%	$2,947
1XXXX SW 112 AVE	950	1958	$529,587	$252,700	$276,887	109.6%	$2,381
1XXXX SW 108 AVE	520	1948	$405,463	$138,320	$267,143	193.1%	$2,297
9XXX SW 163 ST	1,075	1970	$547,113	$285,950	$261,163	91.3%	$2,246
1XXXX SW 102 PL	1,093	1972	$537,110	$290,738	$246,372	84.7%	$2,119
1XXXX SW 155 TER	1,329	1972	$586,194	$353,514	$232,680	65.8%	$2,001
1XXXX SW 108 CT	1,526	1975	$625,342	$405,916	$219,426	54.1%	$1,887
1XXXX SW 107 CT	1,542	1973	$624,832	$410,172	$214,660	52.3%	$1,846
1XXXX SW 152 TER	1,074	1971	$492,455	$285,684	$206,771	72.4%	$1,778
1XXXX W INDIGO ST	1,184	1957	$521,696	$314,944	$206,752	65.6%	$1,778
1XXXX SW 154 ST	1,112	1971	$494,636	$295,792	$198,844	67.2%	$1,710
1XXXX SW 109 CT	1,141	1985	$498,940	$303,506	$195,434	64.4%	$1,681
1XXXX SW 104 AVE	1,452	1963	$577,679	$386,232	$191,447	49.6%	$1,646
1XXXX SW 152 TER	1,242	1972	$518,738	$330,372	$188,366	57%	$1,620
1XXXX SW 97 CT	1,035	1959	$460,839	$275,310	$185,529	67.4%	$1,596
1XXXX SW 160 ST	1,374	1952	$550,807	$365,484	$185,323	50.7%	$1,594

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33157. 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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