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 33169 are overassessed?

39.1% of homes in Unincorporated County ZIP 33169 (504 of 1,290 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 33169?

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 33169 property tax overassessment report

39.1% of homes in Unincorporated County ZIP 33169 (504 of 1,290 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $673,106.

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

1,290

Homes in ZIP

504

Flagged as overassessed

39.1%

$155,294

Avg overage / home

$367,829

Typical value

~$214/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 33169

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 NW 2 AVE	18,115	1969	$4,734,704	$3,876,610	$858,094	22.1%	$7,380
8XX NW 151 ST	1,632	1955	$1,175,551	$349,248	$826,303	236.6%	$7,106
9XX NW 153 ST	1,582	1950	$1,125,531	$338,548	$786,983	232.5%	$6,768
8XX NW 151 ST	2,413	1946	$1,279,307	$516,382	$762,925	147.7%	$6,561
3XX NW 159 ST	6,726	2004	$2,165,013	$1,439,364	$725,649	50.4%	$6,241
1XX NW 154 ST	3,979	2021	$1,548,762	$851,506	$697,256	81.9%	$5,996
8X NW 154 ST	540	1945	$800,825	$115,560	$685,265	593%	$5,893
5X NW 154 ST	592	1943	$807,699	$126,688	$681,011	537.5%	$5,857
1XX NW 158 ST	1,839	1935	$1,056,889	$393,546	$663,343	168.6%	$5,705
8XX NW 151 ST	3,327	1954	$1,361,846	$711,978	$649,868	91.3%	$5,589
1X NW 158 ST	1,027	1940	$846,506	$219,778	$626,728	285.2%	$5,390
1XX NW 156 ST	4,278	2023	$1,508,945	$915,492	$593,453	64.8%	$5,104
9X NW 152 ST	1,140	1930	$830,006	$243,960	$586,046	240.2%	$5,040
1XX NW 156 ST	2,323	1956	$1,070,544	$497,122	$573,422	115.3%	$4,931
2XX NW 159 ST	1,622	1955	$917,933	$347,108	$570,825	164.5%	$4,909
9X NW 154 ST	1,855	1940	$962,091	$396,970	$565,121	142.4%	$4,860
7X NW 156 ST	1,688	1949	$924,167	$361,232	$562,935	155.8%	$4,841
1XX NW 160 ST	1,130	1951	$803,846	$241,820	$562,026	232.4%	$4,833
1XX NW 154 ST	1,853	1947	$947,618	$396,542	$551,076	139%	$4,739
2XX NW 159 ST	3,380	1964	$1,273,546	$723,320	$550,226	76.1%	$4,732
1XX NW 156 ST	1,906	1956	$955,270	$407,884	$547,386	134.2%	$4,708
8X NW 158 ST	909	1947	$739,683	$194,526	$545,157	280.2%	$4,688
3XX NW 161 ST	1,378	1950	$830,834	$294,892	$535,942	181.7%	$4,609
2XX NW 157 ST	1,924	1962	$939,438	$411,736	$527,702	128.2%	$4,538
1XX NW 158 ST	2,087	1963	$972,144	$446,618	$525,526	117.7%	$4,520

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33169. 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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