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 33166 are overassessed?

29.7% of homes in Miami Springs ZIP 33166 (1,356 of 4,571 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 Miami Springs ZIP 33166?

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 · Miami Springs

ZIP 33166 property tax overassessment report

29.7% of homes in Miami Springs ZIP 33166 (1,356 of 4,571 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,387,706.

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

4,571

Homes in ZIP

1,356

Flagged as overassessed

29.7%

$118,998

Avg overage / home

$591,489

Typical value

~$330/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 33166

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 NW 37 ST	5,484	1965	$3,100,000	$1,809,720	$1,290,280	71.3%	$11,096
6XX MILLER DR	1,051	1950	$977,321	$346,830	$630,491	181.8%	$5,422
1XXX HUNTING LODGE DR	2,344	1950	$1,259,003	$773,520	$485,483	62.8%	$4,175
6XX SOUTH DR	1,701	1946	$1,034,420	$561,330	$473,090	84.3%	$4,069
2XX HUNTING LODGE DR	2,050	1950	$1,140,522	$676,500	$464,022	68.6%	$3,991
6XX FORREST DR	1,264	1950	$880,750	$417,120	$463,630	111.2%	$3,987
6XX EAST DR	1,284	1951	$860,500	$423,720	$436,780	103.1%	$3,756
5XX HUNTING LODGE DR	1,925	1952	$1,054,140	$635,250	$418,890	65.9%	$3,602
1XX IROQUOIS ST	801	1949	$682,062	$264,330	$417,732	158%	$3,592
1XXX N ROYAL POINCIANA BLVD	971	1930	$731,455	$320,430	$411,025	128.3%	$3,535
6XX EAST DR	1,360	1926	$833,500	$448,800	$384,700	85.7%	$3,308
5XX HUNTING LODGE DR	1,975	1952	$1,032,384	$651,750	$380,634	58.4%	$3,273
2XX HUNTING LODGE DR	2,342	1956	$1,149,041	$772,860	$376,181	48.7%	$3,235
8XX HERON AVE	1,916	1957	$1,002,170	$632,280	$369,890	58.5%	$3,181
1XX SHADOW WAY	1,177	1947	$747,100	$388,410	$358,690	92.3%	$3,085
2X S ROYAL POINCIANA BLVD	2,712	1951	$1,251,864	$894,960	$356,904	39.9%	$3,069
4XX HUNTING LODGE DR	4,295	1924	$1,773,771	$1,417,350	$356,421	25.1%	$3,065
1 ESPLANADE DR	1,297	1954	$755,814	$428,010	$327,804	76.6%	$2,819
5XX HUNTING LODGE DR	2,182	1954	$1,046,782	$720,060	$326,722	45.4%	$2,810
6XX HUNTING LODGE DR	1,716	1947	$891,521	$566,280	$325,241	57.4%	$2,797
9XX HUNTING LODGE DR	1,950	1948	$966,348	$643,500	$322,848	50.2%	$2,776
1XX S ROYAL POINCIANA BLVD	1,722	1943	$886,326	$568,260	$318,066	56%	$2,735
2XX NAHKODA DR	989	1941	$630,409	$326,370	$304,039	93.2%	$2,615
2XX HUNTING LODGE DR	3,619	2014	$1,498,086	$1,194,270	$303,816	25.4%	$2,613
6XX PLOVER AVE	484	1960	$460,322	$159,720	$300,602	188.2%	$2,585

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33166. 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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