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 33174 are overassessed?

22.5% of homes in Unincorporated County ZIP 33174 (1,943 of 8,625 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 33174?

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 33174 property tax overassessment report

22.5% of homes in Unincorporated County ZIP 33174 (1,943 of 8,625 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,916,571.

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

8,625

Homes in ZIP

1,943

Flagged as overassessed

22.5%

$114,697

Avg overage / home

$415,116

Typical value

~$280/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 33174

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 SW 3 ST	11,400	1962	$4,546,000	$3,192,000	$1,354,000	42.4%	$11,644
1XXX SW 89 CT	3,532	2016	$1,803,985	$988,960	$815,025	82.4%	$7,009
1XXXX SW 2 ST	9,622	1977	$3,441,783	$2,694,160	$747,623	27.7%	$6,430
1XXXX SW 3 ST	9,583	1975	$3,430,294	$2,683,240	$747,054	27.8%	$6,425
1XXXX SW 2 ST	9,582	1975	$3,419,742	$2,682,960	$736,782	27.5%	$6,336
1XXXX SW 4 ST	1,408	1960	$1,082,601	$394,240	$688,361	174.6%	$5,920
1XXXX SW 3 ST	10,036	1977	$3,467,894	$2,810,080	$657,814	23.4%	$5,657
1XXXX SW 5 ST	1,498	1959	$1,053,974	$419,440	$634,534	151.3%	$5,457
1XXXX SW 3 ST	1,165	1963	$892,000	$326,200	$565,800	173.5%	$4,866
1XXX SW 87 AVE	1,793	1956	$1,018,888	$502,040	$516,848	102.9%	$4,445
1XXXX SW 7 TER	2,209	1964	$1,135,000	$618,520	$516,480	83.5%	$4,442
1XX SW 114 AVE	2,659	1973	$1,258,436	$744,520	$513,916	69%	$4,420
1XXXX SW 1 ST	1,319	1964	$865,069	$369,320	$495,749	134.2%	$4,263
1XXXX SW 3 ST	7,045	1983	$2,454,672	$1,972,600	$482,072	24.4%	$4,146
1XXXX SW 2 ST	1,366	1967	$854,932	$382,480	$472,452	123.5%	$4,063
1XXX SW 90 AVE	1,821	1962	$954,952	$509,880	$445,072	87.3%	$3,828
1XXX SW 90 AVE	1,728	1963	$917,797	$483,840	$433,957	89.7%	$3,732
1XXX SW 90 AVE	3,247	1971	$1,317,963	$909,160	$408,803	45%	$3,516
1XXX SW 90 AVE	1,219	1959	$743,564	$341,320	$402,244	117.8%	$3,459
1XXXX SW 7 ST	872	1959	$640,000	$244,160	$395,840	162.1%	$3,404
1XXXX SW 5 ST	953	1958	$660,504	$266,840	$393,664	147.5%	$3,386
1XXXX SW 4 ST	1,031	1954	$678,406	$288,680	$389,726	135%	$3,352
1XXXX SW 3 ST	1,096	1954	$687,829	$306,880	$380,949	124.1%	$3,276
1XXX SW 90 AVE	1,683	1962	$851,314	$471,240	$380,074	80.7%	$3,269
1XXX SW 91 AVE	1,187	1959	$712,211	$332,360	$379,851	114.3%	$3,267

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33174. 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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