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 33165 are overassessed?

25.1% of homes in Unincorporated County ZIP 33165 (3,845 of 15,342 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 33165?

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 33165 property tax overassessment report

25.1% of homes in Unincorporated County ZIP 33165 (3,845 of 15,342 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $3,507,422.

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

15,342

Homes in ZIP

3,845

Flagged as overassessed

25.1%

$106,070

Avg overage / home

$557,092

Typical value

~$314/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 33165

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
4XXX SW 96 AVE	1,820	1958	$1,469,540	$571,480	$898,060	157.1%	$7,723
4XXX SW 95 AVE	1,431	1925	$1,330,473	$449,334	$881,139	196.1%	$7,578
4XXX SW 96 AVE	1,866	1970	$1,465,252	$585,924	$879,328	150.1%	$7,562
4XXX SW 95 AVE	1,736	1947	$1,401,397	$545,104	$856,293	157.1%	$7,364
4XXX SW 96 AVE	1,467	1954	$1,312,897	$460,638	$852,259	185%	$7,329
4XXX SW 95 AVE	2,424	1948	$1,528,123	$761,136	$766,987	100.8%	$6,596
4XXX SW 95 AVE	2,470	1925	$1,499,031	$775,580	$723,451	93.3%	$6,222
4XXX SW 87 AVE	2,690	1965	$1,438,826	$844,660	$594,166	70.3%	$5,110
4XXX SW 95 AVE	3,538	1981	$1,691,050	$1,110,932	$580,118	52.2%	$4,989
5XXX SW 87 AVE	3,205	1966	$1,549,939	$1,006,370	$543,569	54%	$4,675
3XXX SW 87 AVE	1,755	1958	$1,068,915	$551,070	$517,845	94%	$4,453
4XXX SW 95 AVE	3,172	1937	$1,503,052	$996,008	$507,044	50.9%	$4,361
5XXX SW 87 AVE	2,998	1963	$1,439,116	$941,372	$497,744	52.9%	$4,281
5XXX SW 87 AVE	2,648	1965	$1,324,111	$831,472	$492,639	59.2%	$4,237
5XXX SW 87 AVE	2,611	1963	$1,299,893	$819,854	$480,039	58.6%	$4,128
3XXX SW 97 AVE	2,148	1952	$1,129,716	$674,472	$455,244	67.5%	$3,915
5XXX SW 87 AVE	2,844	1962	$1,346,784	$893,016	$453,768	50.8%	$3,902
9XXX SW 28 ST	802	1946	$705,468	$251,828	$453,640	180.1%	$3,901
9XXX SW 32 ST	774	1951	$696,630	$243,036	$453,594	186.6%	$3,901
5XXX SW 87 AVE	3,076	1965	$1,417,124	$965,864	$451,260	46.7%	$3,881
8XXX SW 56TH ST A	3,385	2024	$1,512,000	$1,062,890	$449,110	42.3%	$3,862
8XXX SW 56TH ST B	3,385	2024	$1,512,000	$1,062,890	$449,110	42.3%	$3,862
5XXX SW 87 AVE	2,825	1963	$1,329,702	$887,050	$442,652	49.9%	$3,807
2XXX SW 114 AVE	2,530	1968	$1,231,582	$794,420	$437,162	55%	$3,760
5XXX SW 87 AVE	2,605	1963	$1,245,290	$817,970	$427,320	52.2%	$3,675

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33165. 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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