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 33186 are overassessed?

23.2% of homes in Unincorporated County ZIP 33186 (4,996 of 21,551 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 33186?

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 33186 property tax overassessment report

23.2% of homes in Unincorporated County ZIP 33186 (4,996 of 21,551 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $2,923,578.

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%

21,551

Homes in ZIP

4,996

Flagged as overassessed

23.2%

$68,045

Avg overage / home

$437,383

Typical value

~$256/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 33186

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 123 AVE	1,168	1963	$1,109,617	$299,008	$810,609	271.1%	$6,971
9XXX SW 125 AVE	4,293	2001	$1,839,399	$1,099,008	$740,391	67.4%	$6,367
1XXXX SW 104 ST	1,227	1954	$1,014,238	$314,112	$700,126	222.9%	$6,021
1XXXX SW 104 ST	901	1954	$916,278	$230,656	$685,622	297.2%	$5,896
1XXXX SW 124 AVE	3,956	2020	$1,692,172	$1,012,736	$679,436	67.1%	$5,843
1XXXX SW 123 AVE	4,101	2020	$1,719,752	$1,049,856	$669,896	63.8%	$5,761
1XXXX SW 125 AVE	2,793	1961	$1,380,776	$715,008	$665,768	93.1%	$5,726
1XXXX SW 124 AVE	1,939	1956	$1,139,358	$496,384	$642,974	129.5%	$5,530
1XXXX SW 123 AVE	6,548	2016	$2,270,708	$1,676,288	$594,420	35.5%	$5,112
1XXXX SW 124 AVE	2,305	1956	$1,132,578	$590,080	$542,498	91.9%	$4,665
9XXX SW 125 AVE	2,833	1972	$1,228,822	$725,248	$503,574	69.4%	$4,331
1XXXX SW 123 AVE	4,858	2008	$1,697,488	$1,243,648	$453,840	36.5%	$3,903
1XXXX SW 125 AVE	3,324	1973	$1,295,280	$850,944	$444,336	52.2%	$3,821
1XXXX SW 103 TER	3,939	2020	$1,447,000	$1,008,384	$438,616	43.5%	$3,772
1XXXX SW 125 AVE	8,109	2010	$2,514,189	$2,075,904	$438,285	21.1%	$3,769
9XXX SW 125 AVE	6,948	2020	$2,190,838	$1,778,688	$412,150	23.2%	$3,544
1XXXX SW 125 AVE	3,465	1975	$1,298,179	$887,040	$411,139	46.3%	$3,536
1XXXX SW 124 AVE	3,651	1962	$1,319,017	$934,656	$384,361	41.1%	$3,306
1XXXX SW 103 TER	3,887	2014	$1,377,819	$995,072	$382,747	38.5%	$3,292
1XXXX SW 102 ST	3,613	2015	$1,304,892	$924,928	$379,964	41.1%	$3,268
1XXXX SW 125 AVE	3,870	1979	$1,367,091	$990,720	$376,371	38%	$3,237
1XXXX SW 125 AVE	3,175	1974	$1,186,724	$812,800	$373,924	46%	$3,216
9XXX SW 125 AVE	2,940	1979	$1,111,783	$752,640	$359,143	47.7%	$3,089
1XXXX SW 123 AVE	4,484	2007	$1,503,162	$1,147,904	$355,258	30.9%	$3,055
9XXX SW 125 AVE	3,864	1972	$1,340,367	$989,184	$351,183	35.5%	$3,020

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33186. 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 →