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 33133 are overassessed?

30.6% of homes in Miami ZIP 33133 (3,839 of 12,553 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 33133?

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 33133 property tax overassessment report

30.6% of homes in Miami ZIP 33133 (3,839 of 12,553 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $21,446,138.

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

12,553

Homes in ZIP

3,839

Flagged as overassessed

30.6%

$649,580

Avg overage / home

$1,195,221

Typical value

~$600/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 33133

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
3XXX MUNROE DR	1,900	1920	$4,969,851	$1,140,000	$3,829,851	336%	$32,937
2XXX S BAYSHORE DR 10D	2,546	2020	$4,911,875	$1,527,600	$3,384,275	221.5%	$29,105
2XXX S BAYSHORE DR 17B	2,543	2020	$4,872,840	$1,525,800	$3,347,040	219.4%	$28,785
3XXX S MOORINGS WAY	1,146	1984	$3,983,702	$687,600	$3,296,102	479.4%	$28,346
2XXX S BAYSHORE DR 9D	2,546	2020	$4,768,760	$1,527,600	$3,241,160	212.2%	$27,874
2XXX S BAYSHORE DR 15B	2,543	2020	$4,730,520	$1,525,800	$3,204,720	210%	$27,561
3XXX ST GAUDENS RD	2,865	1919	$4,903,033	$1,719,000	$3,184,033	185.2%	$27,383
3XXX E GLENCOE ST 401	2,988	2020	$4,964,200	$1,792,800	$3,171,400	176.9%	$27,274
3XXX ST GAUDENS RD	2,185	1924	$4,448,348	$1,311,000	$3,137,348	239.3%	$26,981
2XXX S BAYSHORE DR 8D	2,546	2020	$4,629,125	$1,527,600	$3,101,525	203%	$26,673
2XXX S BAYSHORE DR 14B	2,543	2020	$4,593,600	$1,525,800	$3,067,800	201.1%	$26,383
3XXX ST GAUDENS RD	1,331	1950	$3,857,864	$798,600	$3,059,264	383.1%	$26,310
2XXX S BAYSHORE DR 17C	1,967	2020	$4,198,500	$1,180,200	$3,018,300	255.7%	$25,957
3XXX POINCIANA AVE	1,835	1963	$4,108,752	$1,101,000	$3,007,752	273.2%	$25,867
3XXX E GLENCOE ST 402	2,978	2020	$4,780,800	$1,786,800	$2,994,000	167.6%	$25,748
3XXX PARK AVE	2,800	1965	$4,669,441	$1,680,000	$2,989,441	177.9%	$25,709
3XXX ST GAUDENS RD	2,971	1924	$4,763,705	$1,782,600	$2,981,105	167.2%	$25,638
2XXX S BAYSHORE DR 7D	2,546	2020	$4,495,000	$1,527,600	$2,967,400	194.3%	$25,520
2XXX S BAYSHORE DR 1801N	3,366	2016	$4,973,076	$2,019,600	$2,953,476	146.2%	$25,400
3XXX E GLENCOE ST 301	2,988	2020	$4,727,400	$1,792,800	$2,934,600	163.7%	$25,238
2XXX S BAYSHORE DR 12B	2,543	2020	$4,460,280	$1,525,800	$2,934,480	192.3%	$25,237
3XXX N MOORINGS WAY	3,510	1954	$4,943,113	$2,106,000	$2,837,113	134.7%	$24,399
2XXX S BAYSHORE DR 6D	2,546	2020	$4,364,500	$1,527,600	$2,836,900	185.7%	$24,397
3XXX LEAFY WAY	3,018	1926	$4,647,255	$1,810,800	$2,836,455	156.6%	$24,394
2XXX S BAYSHORE DR 1502S	3,599	2016	$4,989,861	$2,159,400	$2,830,461	131.1%	$24,342

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33133. 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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