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 33176 are overassessed?

26.3% of homes in Unincorporated County ZIP 33176 (4,540 of 17,232 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 33176?

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 33176 property tax overassessment report

26.3% of homes in Unincorporated County ZIP 33176 (4,540 of 17,232 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $9,118,971.

Check my address (free) →Miami-Dade County guide

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

17,232

Homes in ZIP

4,540

Flagged as overassessed

26.3%

$233,556

Avg overage / home

$625,755

Typical value

~$293/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 33176

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 94 AVE	4,282	1966	$4,695,423	$1,254,626	$3,440,797	274.2%	$29,591
1XXXX SW 88 ST	1,707	1949	$3,425,468	$500,151	$2,925,317	584.9%	$25,158
9XXX SW 142 ST	5,574	2010	$3,826,646	$1,633,182	$2,193,464	134.3%	$18,864
9XXX SW 136 ST	6,073	2023	$3,798,303	$1,779,389	$2,018,914	113.5%	$17,363
9XXX SW 106 ST	9,566	1971	$4,796,534	$2,802,838	$1,993,696	71.1%	$17,146
9XXX SW 110 ST	5,242	2023	$3,487,910	$1,535,906	$1,952,004	127.1%	$16,787
1XXXX GALLOWAY RD	3,399	1951	$2,912,692	$995,907	$1,916,785	192.5%	$16,484
9XXX SW 96 ST	6,924	2020	$3,851,291	$2,028,732	$1,822,559	89.8%	$15,674
9XXX SW 98 ST	5,033	2020	$3,290,718	$1,474,669	$1,816,049	123.1%	$15,618
8XXX SW 118 ST	6,491	2019	$3,680,139	$1,901,863	$1,778,276	93.5%	$15,293
9XXX SW 116 ST	6,534	2022	$3,676,984	$1,914,462	$1,762,522	92.1%	$15,158
9XXX SW 104 ST	6,195	2023	$3,481,354	$1,815,135	$1,666,219	91.8%	$14,329
9XXX SW 104 ST	6,195	2023	$3,471,184	$1,815,135	$1,656,049	91.2%	$14,242
9XXX SW 104 ST	6,168	2022	$3,448,763	$1,807,224	$1,641,539	90.8%	$14,117
1XXXX SW 88 CT	4,932	2015	$3,077,875	$1,445,076	$1,632,799	113%	$14,042
8XXX SW 112 ST	910	1942	$1,897,105	$266,630	$1,630,475	611.5%	$14,022
1XXXX SW 89 PL	5,922	2022	$3,334,272	$1,735,146	$1,599,126	92.2%	$13,752
1XXXX SW 97 AVE	6,962	2024	$3,600,046	$2,039,866	$1,560,180	76.5%	$13,418
8XXX SW 116 ST	7,133	2023	$3,620,186	$2,089,969	$1,530,217	73.2%	$13,160
9XXX SW 120 ST	5,650	1955	$3,169,091	$1,655,450	$1,513,641	91.4%	$13,017
9XXX SW 110 ST	6,659	2024	$3,436,907	$1,951,087	$1,485,820	76.2%	$12,778
9XXX SW 117 TER	7,329	2024	$3,615,626	$2,147,397	$1,468,229	68.4%	$12,627
9XXX SW 120 ST	4,957	2023	$2,913,398	$1,452,401	$1,460,997	100.6%	$12,565
9XXX SW 106 ST	4,886	2017	$2,889,259	$1,431,598	$1,457,661	101.8%	$12,536
8XXX SW 96 ST	9,892	2022	$4,353,080	$2,898,356	$1,454,724	50.2%	$12,511

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33176. 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.

Check my address →