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 33131 are overassessed?

29.1% of homes in Miami ZIP 33131 (4,718 of 16,219 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 Miami ZIP 33131?

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 · Miami

ZIP 33131 property tax overassessment report

29.1% of homes in Miami ZIP 33131 (4,718 of 16,219 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $13,667,231.

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

16,219

Homes in ZIP

4,718

Flagged as overassessed

29.1%

$336,840

Avg overage / home

$660,467

Typical value

~$545/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 33131

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
1XXX BRICKELL AVE PH4E	2,738	2003	$4,682,381	$1,492,210	$3,190,171	213.8%	$27,435
1XXX BRICKELL AVE PH1F	3,501	2007	$4,987,800	$1,908,045	$3,079,755	161.4%	$26,486
1XXX BRICKELL AVE PH3E	2,738	2008	$4,519,275	$1,492,210	$3,027,065	202.9%	$26,033
1XXX BRICKELL AVE PH1E	2,738	2007	$4,424,300	$1,492,210	$2,932,090	196.5%	$25,216
6X SE 6 ST PH4303	3,092	2016	$4,490,244	$1,685,140	$2,805,104	166.5%	$24,124
3XX BISCAYNE BOULEVARD WAY 5201E	3,235	2024	$4,514,233	$1,763,075	$2,751,158	156%	$23,660
1XXX BRICKELL AVE PH3B	3,402	2008	$4,586,481	$1,854,090	$2,732,391	147.4%	$23,499
6X SE 6 ST PH4204	3,488	2016	$4,591,950	$1,900,960	$2,690,990	141.6%	$23,143
3XX BISCAYNE BOULEVARD WAY 5101E	3,333	2024	$4,469,538	$1,816,485	$2,653,053	146.1%	$22,816
3XX BISCAYNE BOULEVARD WAY 5001E	3,333	2024	$4,425,285	$1,816,485	$2,608,800	143.6%	$22,436
1XXX BRICKELL PLZ PH5301	4,060	2019	$4,759,680	$2,212,700	$2,546,980	115.1%	$21,904
3XX BISCAYNE BOULEVARD WAY 4901E	3,375	2024	$4,381,470	$1,839,375	$2,542,095	138.2%	$21,862
3XX BISCAYNE BOULEVARD WAY 4801E	3,420	2024	$4,338,089	$1,863,900	$2,474,189	132.7%	$21,278
3XX BISCAYNE BOULEVARD WAY 4701E	3,455	2024	$4,295,138	$1,882,975	$2,412,163	128.1%	$20,745
1XXX BRICKELL AVE 66F	3,517	2003	$4,271,800	$1,916,765	$2,355,035	122.9%	$20,253
3XX BISCAYNE BOULEVARD WAY 4601E	3,486	2024	$4,252,612	$1,899,870	$2,352,742	123.8%	$20,234
1XXX BRICKELL AVE 65F	3,534	2003	$4,238,000	$1,926,030	$2,311,970	120%	$19,883
3XX BISCAYNE BOULEVARD WAY 4501E	3,516	2024	$4,210,507	$1,916,220	$2,294,287	119.7%	$19,731
1XXX BRICKELL AVE 64F	3,550	2003	$4,204,300	$1,934,750	$2,269,550	117.3%	$19,518
3XX BISCAYNE BOULEVARD WAY 4401E	3,541	2024	$4,168,818	$1,929,845	$2,238,973	116%	$19,255
1XXX BRICKELL AVE 63F	3,566	2003	$4,171,000	$1,943,470	$2,227,530	114.6%	$19,157
1XXX BRICKELL AVE 62F	3,582	2003	$4,137,800	$1,952,190	$2,185,610	112%	$18,796
3XX BISCAYNE BOULEVARD WAY 4301E	3,564	2024	$4,127,543	$1,942,380	$2,185,163	112.5%	$18,792
1XXX BRICKELL AVE 61F	3,599	2003	$4,104,900	$1,961,455	$2,143,445	109.3%	$18,434
3XX BISCAYNE BOULEVARD WAY 4201E	3,575	2024	$4,086,676	$1,948,375	$2,138,301	109.7%	$18,389

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33131. 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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