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 33187 are overassessed?

21.7% of homes in Unincorporated County ZIP 33187 (44 of 203 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 33187?

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 33187 property tax overassessment report

21.7% of homes in Unincorporated County ZIP 33187 (44 of 203 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $85,373.

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

203

Homes in ZIP

Flagged as overassessed

21.7%

$225,615

Avg overage / home

$705,213

Typical value

~$274/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 33187

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 152 ST	2,947	1993	$1,961,962	$807,478	$1,154,484	143%	$9,929
1XXXX SW 158 ST	4,606	1990	$1,849,410	$1,262,044	$587,366	46.5%	$5,051
1XXXX SW 209 AVE	1,421	1986	$829,692	$389,354	$440,338	113.1%	$3,787
2XXXX SW 184 ST	400	2010	$544,760	$109,600	$435,160	397%	$3,742
1XXXX SW 158 ST	6,917	2000	$2,289,319	$1,895,258	$394,061	20.8%	$3,389
1XXXX SW 209 AVE	1,273	1956	$724,938	$348,802	$376,136	107.8%	$3,235
1XXXX SW 160 ST	1,960	2014	$911,896	$537,040	$374,856	69.8%	$3,224
1XXXX SW 193 AVE	416	2001	$473,440	$113,984	$359,456	315.4%	$3,091
1XXXX SW 213 AVE	1,787	1976	$834,023	$489,638	$344,385	70.3%	$2,962
	720	1988	$507,841	$197,280	$310,561	157.4%	$2,671
1XXXX SW 176 ST	925	1995	$555,869	$253,450	$302,419	119.3%	$2,601
1XXXX SW 209 AVE	1,884	1981	$813,033	$516,216	$296,817	57.5%	$2,553
1XXXX SW 158 ST	3,652	1990	$1,291,286	$1,000,648	$290,638	29%	$2,499
1XXXX SW 203 AVE	1,047	1986	$570,854	$286,878	$283,976	99%	$2,442
1XXXX SW 158 ST	5,604	1999	$1,789,865	$1,535,496	$254,369	16.6%	$2,188
1XXXX SW 203 AVE	1,125	2005	$548,477	$308,250	$240,227	77.9%	$2,066
1XXXX SW 207 AVE	952	1995	$488,650	$260,848	$227,802	87.3%	$1,959
1XXXX SW 212 AVE	1,322	1979	$566,514	$362,228	$204,286	56.4%	$1,757
1XXXX SW 203 AVE	1,280	1996	$545,361	$350,720	$194,641	55.5%	$1,674
2XXXX SW 152 ST	1,748	1986	$662,401	$478,952	$183,449	38.3%	$1,578
1XXXX SW 189 CT	1,148	2009	$497,807	$314,552	$183,255	58.3%	$1,576
1XXXX SW 209 AVE	2,508	1982	$855,952	$687,192	$168,760	24.6%	$1,451
1XXXX SW 208 AVE	2,989	1981	$980,700	$818,986	$161,714	19.7%	$1,391
1XXXX SW 168 ST	2,084	1998	$707,985	$571,016	$136,969	24%	$1,178
1XXXX SW 175 ST	1,145	1951	$443,884	$313,730	$130,154	41.5%	$1,119

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33187. 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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