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 33139 are overassessed?

27.9% of homes in Miami Beach ZIP 33139 (6,295 of 22,586 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 Beach ZIP 33139?

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 Beach

ZIP 33139 property tax overassessment report

27.9% of homes in Miami Beach ZIP 33139 (6,295 of 22,586 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $39,625,466.

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

22,586

Homes in ZIP

6,295

Flagged as overassessed

27.9%

$731,948

Avg overage / home

$734,372

Typical value

~$633/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 33139

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
1XX S POINTE DR 1409	1,595	2002	$4,967,353	$1,009,635	$3,957,718	392%	$34,036
1XX S POINTE DR 2901	1,591	2002	$4,961,579	$1,007,103	$3,954,476	392.7%	$34,008
1XX S POINTE DR 1209	1,595	2002	$4,917,061	$1,009,635	$3,907,426	387%	$33,604
1XX S POINTE DR 2801	1,591	2002	$4,912,806	$1,007,103	$3,905,703	387.8%	$33,589
1XX 24 ST PH-1608	1,736	2015	$4,988,982	$1,098,888	$3,890,094	354%	$33,455
1XX S POINTE DR 1109	1,595	2002	$4,869,056	$1,009,635	$3,859,421	382.3%	$33,191
1XX S POINTE DR 2701	1,591	2002	$4,864,032	$1,007,103	$3,856,929	383%	$33,170
1XX S POINTE DR 1009	1,595	2002	$4,821,054	$1,009,635	$3,811,419	377.5%	$32,778
1XX 24 ST PH-1718	1,754	2015	$4,919,911	$1,110,282	$3,809,629	343.1%	$32,763
1XX S POINTE DR 2601	1,591	2002	$4,815,259	$1,007,103	$3,808,156	378.1%	$32,750
5X S POINTE DR 2405	1,862	2008	$4,969,271	$1,178,646	$3,790,625	321.6%	$32,599
5X S POINTE DR 2403	1,862	2008	$4,956,019	$1,178,646	$3,777,373	320.5%	$32,485
1XX S POINTE DR 2501	1,591	2002	$4,768,703	$1,007,103	$3,761,600	373.5%	$32,350
5X S POINTE DR 2305	1,862	2008	$4,920,037	$1,178,646	$3,741,391	317.4%	$32,176
5X S POINTE DR 2303	1,862	2008	$4,906,695	$1,178,646	$3,728,049	316.3%	$32,061
1XX S POINTE DR 2401	1,591	2002	$4,719,929	$1,007,103	$3,712,826	368.7%	$31,930
1XX 24 ST PH-1618	1,742	2015	$4,809,246	$1,102,686	$3,706,560	336.1%	$31,876
5X S POINTE DR 2205	1,862	2008	$4,870,800	$1,178,646	$3,692,154	313.3%	$31,753
5X S POINTE DR 2203	1,862	2008	$4,857,374	$1,178,646	$3,678,728	312.1%	$31,637
1XX S POINTE DR 2301	1,591	2002	$4,673,372	$1,007,103	$3,666,269	364%	$31,530
1XX 24 ST 1419	1,952	2015	$4,882,678	$1,235,616	$3,647,062	295.2%	$31,365
5X S POINTE DR 2105	1,862	2008	$4,823,324	$1,178,646	$3,644,678	309.2%	$31,344
5X S POINTE DR 2103	1,862	2008	$4,810,356	$1,178,646	$3,631,710	308.1%	$31,233
1XX S POINTE DR 2201	1,591	2002	$4,626,817	$1,007,103	$3,619,714	359.4%	$31,130
1XX 24 ST 1519	1,952	2015	$4,834,336	$1,235,616	$3,598,720	291.2%	$30,949

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33139. 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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