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 33173 are overassessed?

27.3% of homes in Unincorporated County ZIP 33173 (2,950 of 10,804 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 33173?

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 33173 property tax overassessment report

27.3% of homes in Unincorporated County ZIP 33173 (2,950 of 10,804 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $3,678,940.

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

10,804

Homes in ZIP

2,950

Flagged as overassessed

27.3%

$145,011

Avg overage / home

$522,516

Typical value

~$287/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 33173

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
9XXX SW 62 ST	7,923	2024	$4,925,350	$2,273,901	$2,651,449	116.6%	$22,802
9XXX SW 64 ST	6,420	2024	$4,210,963	$1,842,540	$2,368,423	128.5%	$20,368
1XXXX SW 58 ST	9,286	2024	$4,748,222	$2,665,082	$2,083,140	78.2%	$17,915
9XXX SW 68 ST	7,099	2018	$4,050,642	$2,037,413	$2,013,229	98.8%	$17,314
9XXX SW 58 ST	8,268	2024	$4,126,958	$2,372,916	$1,754,042	73.9%	$15,085
1XXXX SW 62 ST	7,849	2023	$3,607,493	$2,252,663	$1,354,830	60.1%	$11,652
5XXX SW 87 AVE	6,089	2022	$2,999,155	$1,747,543	$1,251,612	71.6%	$10,764
5XXX SW 97 AVE	5,529	2021	$2,741,711	$1,586,823	$1,154,888	72.8%	$9,932
1XXXX SW 68 ST	5,366	2004	$2,690,583	$1,540,042	$1,150,541	74.7%	$9,895
9XXX SW 60 ST	6,795	2006	$3,031,893	$1,950,165	$1,081,728	55.5%	$9,303
1XXXX SW 60 ST	5,503	2015	$2,611,270	$1,579,361	$1,031,909	65.3%	$8,874
1XXXX SW 58 ST	4,720	1996	$2,353,787	$1,354,640	$999,147	73.8%	$8,593
1XXXX SW 62 ST	5,714	2002	$2,592,673	$1,639,918	$952,755	58.1%	$8,194
9XXX SW 66 ST	4,898	1996	$2,345,320	$1,405,726	$939,594	66.8%	$8,081
1XXXX SW 60 ST	1,087	2020	$1,201,064	$311,969	$889,095	285%	$7,646
1XXXX SW 58 ST	861	1959	$1,094,366	$247,107	$847,259	342.9%	$7,286
9XXX SW 68 ST	2,205	1972	$1,413,122	$632,835	$780,287	123.3%	$6,710
6XXX SW 99 AVE	7,727	2007	$2,986,303	$2,217,649	$768,654	34.7%	$6,610
6XXX SW 97 AVE	2,271	1961	$1,383,225	$651,777	$731,448	112.2%	$6,290
6XXX SW 97 AVE	2,138	1957	$1,339,810	$613,606	$726,204	118.4%	$6,245
9XXX SW 70 ST	5,952	2018	$2,407,720	$1,708,224	$699,496	40.9%	$6,016
5XXX SW 97 AVE	1,645	1945	$1,159,739	$472,115	$687,624	145.6%	$5,914
1XXXX SW 70 ST	1,522	1969	$1,110,240	$436,814	$673,426	154.2%	$5,791
9XXX SW 62 ST	1,800	1960	$1,181,784	$516,600	$665,184	128.8%	$5,721
6XXX SW 102 AVE	3,570	2019	$1,673,262	$1,024,590	$648,672	63.3%	$5,579

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33173. 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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