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 33196 are overassessed?

17.3% of homes in Unincorporated County ZIP 33196 (2,557 of 14,822 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 33196?

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 33196 property tax overassessment report

17.3% of homes in Unincorporated County ZIP 33196 (2,557 of 14,822 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,392,117.

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

14,822

Homes in ZIP

2,557

Flagged as overassessed

17.3%

$63,306

Avg overage / home

$451,418

Typical value

~$245/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 33196

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 136 ST	1,410	2000	$1,386,150	$345,450	$1,040,700	301.3%	$8,950
1XXXX SW 184 AVE	5,808	2021	$2,069,835	$1,422,960	$646,875	45.5%	$5,563
1XXXX SW 184 AVE	11,003	2009	$3,293,514	$2,695,735	$597,779	22.2%	$5,141
1XXXX SW 182 AVE	2,145	2000	$1,065,106	$525,525	$539,581	102.7%	$4,640
	270	2021	$592,967	$66,150	$526,817	796.4%	$4,531
1XXXX SW 122 ST	4,822	2023	$1,684,649	$1,181,390	$503,259	42.6%	$4,328
1XXXX SW 199 AVE	698	2017	$629,542	$171,010	$458,532	268.1%	$3,943
1XXXX SW 192 AVE	500	1993	$562,339	$122,500	$439,839	359.1%	$3,783
1XXXX SW 182 AVE	1,624	2002	$811,730	$397,880	$413,850	104%	$3,559
1XXXX SW 100 ST	2,679	2019	$1,054,104	$656,355	$397,749	60.6%	$3,421
1XXXX SW 104 ST	3,847	2004	$1,318,338	$942,515	$375,823	39.9%	$3,232
1XXXX SW 197 AVE	1,300	1978	$635,092	$318,500	$316,592	99.4%	$2,723
1XXXX SW 197 AVE	864	2000	$525,675	$211,680	$313,995	148.3%	$2,700
1XXXX SW 179 AVE	7,939	2008	$2,253,893	$1,945,055	$308,838	15.9%	$2,656
1XXXX SW 106 ST	3,071	2006	$1,040,200	$752,395	$287,805	38.3%	$2,475
1XXXX SW 197 AVE	2,010	1979	$779,398	$492,450	$286,948	58.3%	$2,468
1XXXX SW 197 AVE	1,446	1992	$636,515	$354,270	$282,245	79.7%	$2,427
1XXXX SW 199 AVE	1,736	1980	$699,083	$425,320	$273,763	64.4%	$2,354
1XXXX SW 202 AVE	1,598	1980	$637,541	$391,510	$246,031	62.8%	$2,116
1XXXX SW 151 CT	1,420	2000	$582,174	$347,900	$234,274	67.3%	$2,015
1XXXX SW 149 PL	1,310	1999	$552,370	$320,950	$231,420	72.1%	$1,990
1XXXX SW 197 AVE	1,310	2008	$546,714	$320,950	$225,764	70.3%	$1,942
1XXXX SW 140 TER	1,310	1999	$542,620	$320,950	$221,670	69.1%	$1,906
1XXXX SW 197 AVE	1,562	1977	$601,763	$382,690	$219,073	57.2%	$1,884
1XXXX SW 186 AVE	3,170	2005	$986,354	$776,650	$209,704	27%	$1,803

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33196. 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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