What is a property tax appeal?

A property tax appeal (also called a protest) is a formal process where you challenge your county appraisal district's assessed value of your home. In Texas, you file a protest with your county's Appraisal Review Board (ARB), present evidence that your home is overvalued, and the ARB issues a ruling.

What's the deadline to file a property tax protest in Texas?

In Texas, the deadline to file a property tax protest is May 15, 2026 (or 30 days after your appraisal notice is mailed, whichever is later). There are no extensions.

How much can I save by appealing my property taxes?

Texas homeowners who appeal save an average of $774 per year. Success rates range from 80-91% when homeowners bring comparable sales evidence.

What percent of homes in ZIP 33194 are overassessed?

15% of homes in Unincorporated County ZIP 33194 (204 of 1,356 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 33194?

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 33194 property tax overassessment report

15% of homes in Unincorporated County ZIP 33194 (204 of 1,356 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $129,998.

Check your address →Miami-Dade County guide

1,356

Homes in ZIP

204

Flagged as overassessed

15%

$74,098

Avg overage / home

$531,028

Typical value

~$249/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 33194

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 8 ST	4,189	1970	$1,829,777	$1,043,061	$786,716	75.4%	$6,766
1XXXX SW 9 TER	2,294	2003	$750,627	$571,206	$179,421	31.4%	$1,543
1XXXX SW 12 TER	1,761	2005	$604,059	$438,489	$165,570	37.8%	$1,424
1XXXX SW 14 ST	1,846	2005	$595,331	$459,654	$135,677	29.5%	$1,167
1XXX SW 153 PATH	2,735	2005	$815,883	$681,015	$134,868	19.8%	$1,160
1XXXX SW 10 ST	1,845	2003	$592,887	$459,405	$133,482	29.1%	$1,148
1XXXX SW 10 LN	1,845	2003	$591,541	$459,405	$132,136	28.8%	$1,136
1XXX SW 153 PATH	2,481	2005	$749,364	$617,769	$131,595	21.3%	$1,132
1XXXX SW 15 LN	1,761	2005	$568,473	$438,489	$129,984	29.6%	$1,118
1XXXX SW 13 TER	1,845	2003	$588,812	$459,405	$129,407	28.2%	$1,113
1XXXX SW 14 ST	3,201	2004	$924,645	$797,049	$127,596	16%	$1,097
1XXXX SW 10 LN	1,863	2003	$591,084	$463,887	$127,197	27.4%	$1,094
1XXXX SW 12 TER	1,845	2003	$585,354	$459,405	$125,949	27.4%	$1,083
1XXXX SW 12 TER	1,845	2003	$583,497	$459,405	$124,092	27%	$1,067
1XXXX SW 11 ST	2,735	2005	$802,731	$681,015	$121,716	17.9%	$1,047
1XXX SW 152 PL	2,730	2005	$801,447	$679,770	$121,677	17.9%	$1,046
1XXXX SW 13 TER	1,883	2003	$590,263	$468,867	$121,396	25.9%	$1,044
1XXX SW 155 CT	2,198	2004	$668,584	$547,302	$121,282	22.2%	$1,043
1XXXX SW 15 WAY	2,623	2004	$771,439	$653,127	$118,312	18.1%	$1,017
1XXX SW 153 PATH	2,748	2005	$801,139	$684,252	$116,887	17.1%	$1,005
1XXXX SW 12 TER	2,735	2005	$797,698	$681,015	$116,683	17.1%	$1,003
1XXXX SW 15 TER	1,912	2003	$592,519	$476,088	$116,431	24.5%	$1,001
1XXXX SW 13 TER	1,596	2003	$511,894	$397,404	$114,490	28.8%	$985
1XXXX SW 15 WAY	2,093	2005	$635,370	$521,157	$114,213	21.9%	$982
1XXX SW 153 PATH	2,735	2005	$790,984	$681,015	$109,969	16.1%	$946

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33194. 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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