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 33162 are overassessed?

37.6% of homes in North Miami Beach ZIP 33162 (4,335 of 11,540 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 Beach ZIP 33162?

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 Beach

ZIP 33162 property tax overassessment report

37.6% of homes in North Miami Beach ZIP 33162 (4,335 of 11,540 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $4,884,282.

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

11,540

Homes in ZIP

4,335

Flagged as overassessed

37.6%

$131,013

Avg overage / home

$397,122

Typical value

~$259/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 33162

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 NE 173 ST	6,994	2023	$4,314,921	$1,811,446	$2,503,475	138.2%	$21,530
1XXX NE 180 TER	4,621	2021	$2,904,562	$1,196,839	$1,707,723	142.7%	$14,686
1XXX NE 170 TER	4,648	2022	$2,861,660	$1,203,832	$1,657,828	137.7%	$14,257
2XX NE 156 ST	4,913	1976	$2,911,903	$1,272,467	$1,639,436	128.8%	$14,099
6XX NE 175 ST	11,674	2022	$4,419,860	$3,023,566	$1,396,294	46.2%	$12,008
1XXXX NE 10 AVE	5,772	2023	$2,634,594	$1,494,948	$1,139,646	76.2%	$9,801
1XXX NE 176 ST	5,163	2024	$2,413,530	$1,337,217	$1,076,313	80.5%	$9,256
1XXX NE 173 ST	5,336	2023	$2,380,633	$1,382,024	$998,609	72.3%	$8,588
1XXX NE 173 ST	2,794	2024	$1,672,030	$723,646	$948,384	131.1%	$8,156
1XXXX NE 2 AVE	4,822	2021	$2,158,070	$1,248,898	$909,172	72.8%	$7,819
1XXXX NE 6 AVE	1,140	1940	$1,131,879	$295,260	$836,619	283.3%	$7,195
7X NE 156 ST	3,674	2024	$1,770,960	$951,566	$819,394	86.1%	$7,047
1XXX NE 153 ST	1,137	1953	$1,048,084	$294,483	$753,601	255.9%	$6,481
4XX NE 152 ST	1,386	1939	$1,077,122	$358,974	$718,148	200.1%	$6,176
4XX NE 154 ST	1,626	1944	$1,123,645	$421,134	$702,511	166.8%	$6,042
1XXX NE 162 ST	1,130	1953	$979,329	$292,670	$686,659	234.6%	$5,905
1XXX NE 174 ST	3,545	2021	$1,573,566	$918,155	$655,411	71.4%	$5,637
1XXX NE 162 ST	1,321	1953	$987,116	$342,139	$644,977	188.5%	$5,547
9XX NE 173 ST	4,452	2018	$1,797,243	$1,153,068	$644,175	55.9%	$5,540
8X NE 158 ST	680	1945	$811,320	$176,120	$635,200	360.7%	$5,463
1XXX NE 162 ST	1,379	1953	$988,438	$357,161	$631,277	176.7%	$5,429
9X NE 158 ST	960	1947	$863,963	$248,640	$615,323	247.5%	$5,292
2XX NE 154 ST	990	1938	$869,950	$256,410	$613,540	239.3%	$5,276
2XX NE 158 ST	608	1951	$768,782	$157,472	$611,310	388.2%	$5,257
4XX NE 154 ST	1,104	1938	$896,451	$285,936	$610,515	213.5%	$5,250

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33162. 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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