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 33181 are overassessed?

20.8% of homes in North Miami ZIP 33181 (1,323 of 6,348 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 North Miami ZIP 33181?

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 · North Miami

ZIP 33181 property tax overassessment report

20.8% of homes in North Miami ZIP 33181 (1,323 of 6,348 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $11,670,404.

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

6,348

Homes in ZIP

1,323

Flagged as overassessed

20.8%

$1,025,717

Avg overage / home

$582,975

Typical value

~$309/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 33181

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
2XXX ALAMANDA DR	3,695	1955	$4,762,568	$1,141,755	$3,620,813	317.1%	$31,139
1XXXX MAPLE RD	3,085	1956	$4,391,241	$953,265	$3,437,976	360.7%	$29,567
1XXXX BISCAYNE ISLAND TER	4,553	1969	$4,571,632	$1,406,877	$3,164,755	224.9%	$27,217
1XXX NE 119 RD	4,981	2018	$4,703,727	$1,539,129	$3,164,598	205.6%	$27,216
2XXX NE 122 RD	4,757	1971	$4,620,715	$1,469,913	$3,150,802	214.4%	$27,097
2XXX NE 120 RD	5,472	2017	$4,831,297	$1,690,848	$3,140,449	185.7%	$27,008
1XXX NE 117 RD	5,251	2019	$4,757,451	$1,622,559	$3,134,892	193.2%	$26,960
1XXXX CORONADO DR	3,305	1959	$4,058,124	$1,021,245	$3,036,879	297.4%	$26,117
1XXXX MAPLE RD	5,386	2023	$4,632,565	$1,664,274	$2,968,291	178.4%	$25,527
1XXX NE 118 RD	5,276	1962	$4,588,644	$1,630,284	$2,958,360	181.5%	$25,442
1XXX NE 119 RD	5,293	1969	$4,550,395	$1,635,537	$2,914,858	178.2%	$25,068
2XXX HIBISCUS CIR	6,320	2023	$4,809,487	$1,952,880	$2,856,607	146.3%	$24,567
1XXXX ARCH CREEK TER	3,447	1966	$3,914,025	$1,065,123	$2,848,902	267.5%	$24,501
1XXX KEYSTONE BLVD	2,026	1952	$3,459,907	$626,034	$2,833,873	452.7%	$24,371
1XXXX BISCAYNE BAY DR	3,809	1988	$4,002,020	$1,176,981	$2,825,039	240%	$24,295
2XXX NE 120 RD	4,368	1959	$4,135,103	$1,349,712	$2,785,391	206.4%	$23,954
2XXX NE 121 RD	4,981	2016	$4,323,225	$1,539,129	$2,784,096	180.9%	$23,943
1XXX HIBISCUS DR	2,418	1954	$3,509,722	$747,162	$2,762,560	369.7%	$23,758
1XXXX CORONADO DR	3,708	1993	$3,833,812	$1,145,772	$2,688,040	234.6%	$23,117
2XXX NE 121 RD	6,229	1991	$4,599,751	$1,924,761	$2,674,990	139%	$23,005
1XXX NE 118 RD	3,659	2013	$3,802,228	$1,130,631	$2,671,597	236.3%	$22,976
1XXX NE 118 RD	6,807	1960	$4,757,506	$2,103,363	$2,654,143	126.2%	$22,826
1XXXX PINE RD	4,776	1976	$4,091,984	$1,475,784	$2,616,200	177.3%	$22,499
2XXX BAYVIEW LN	3,615	1957	$3,733,191	$1,117,035	$2,616,156	234.2%	$22,499
1XXX NE 124 ST	5,672	2024	$4,349,215	$1,752,648	$2,596,567	148.2%	$22,330

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33181. 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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