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 33161 are overassessed?

32% of homes in North Miami ZIP 33161 (3,648 of 11,383 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 North Miami ZIP 33161?

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 · North Miami

ZIP 33161 property tax overassessment report

32% of homes in North Miami ZIP 33161 (3,648 of 11,383 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $6,364,373.

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

11,383

Homes in ZIP

3,648

Flagged as overassessed

32%

$202,863

Avg overage / home

$458,276

Typical value

~$275/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 33161

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 N BAYSHORE DR	3,702	1959	$4,586,333	$1,018,050	$3,568,283	350.5%	$30,687
1XXXX N BAYSHORE DR	3,481	1955	$4,442,494	$957,275	$3,485,219	364.1%	$29,973
1XXXX N BAYSHORE DR	2,848	1946	$3,947,690	$783,200	$3,164,490	404%	$27,215
1XXXX N BAYSHORE DR	2,875	1955	$3,922,955	$790,625	$3,132,330	396.2%	$26,938
1XXXX N BAYSHORE DR	1,839	1950	$3,019,189	$505,725	$2,513,464	497%	$21,616
1XXXX N BAYSHORE DR	2,014	1954	$2,992,176	$553,850	$2,438,326	440.3%	$20,970
1XXXX N BAYSHORE DR	2,158	1950	$3,024,489	$593,450	$2,431,039	409.6%	$20,907
1XXXX N BAYSHORE DR	2,982	1951	$3,123,413	$820,050	$2,303,363	280.9%	$19,809
1XXXX N BAYSHORE DR	1,794	1956	$2,302,662	$493,350	$1,809,312	366.7%	$15,560
1XXXX GRIFFING BLVD	5,713	2024	$3,287,170	$1,571,075	$1,716,095	109.2%	$14,758
1XXXX N BAYSHORE DR	3,037	1990	$2,465,380	$835,175	$1,630,205	195.2%	$14,020
1XXXX N BAYSHORE DR	2,777	1929	$2,384,518	$763,675	$1,620,843	212.2%	$13,939
1XXXX GRIFFING BLVD	4,437	1940	$2,791,893	$1,220,175	$1,571,718	128.8%	$13,517
1XXXX W BISCAYNE CANAL RD	2,844	1951	$2,243,481	$782,100	$1,461,381	186.9%	$12,568
6XX NE 117 ST	4,634	2019	$2,706,002	$1,274,350	$1,431,652	112.3%	$12,312
1XXXX W BISCAYNE CANAL RD	1,930	1953	$1,810,382	$530,750	$1,279,632	241.1%	$11,005
1XXXX GRIFFING BLVD	4,421	1952	$2,452,347	$1,215,775	$1,236,572	101.7%	$10,635
6XX NE 117 ST	3,952	2023	$2,242,394	$1,086,800	$1,155,594	106.3%	$9,938
1XXX NE 115 ST	1,937	1949	$1,646,413	$532,675	$1,113,738	209.1%	$9,578
1XXX NE 143 ST	1,603	1953	$1,544,179	$440,825	$1,103,354	250.3%	$9,489
1XXXX NE 8 AVE	2,537	1940	$1,773,931	$697,675	$1,076,256	154.3%	$9,256
1XXXX GRIFFING BLVD	3,190	1957	$1,933,703	$877,250	$1,056,453	120.4%	$9,085
1XXXX NE 8 AVE	1,637	1948	$1,504,928	$450,175	$1,054,753	234.3%	$9,071
6XX NE 119 ST	2,749	1946	$1,805,783	$755,975	$1,049,808	138.9%	$9,028
1XXXX GRIFFING BLVD	5,119	1937	$2,457,466	$1,407,725	$1,049,741	74.6%	$9,028

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33161. 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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