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 33149 are overassessed?

29.5% of homes in Key Biscayne ZIP 33149 (1,957 of 6,635 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 Key Biscayne ZIP 33149?

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 · Key Biscayne

ZIP 33149 property tax overassessment report

29.5% of homes in Key Biscayne ZIP 33149 (1,957 of 6,635 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $11,558,816.

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

6,635

Homes in ZIP

1,957

Flagged as overassessed

29.5%

$686,790

Avg overage / home

$1,537,634

Typical value

~$775/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 33149

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
3XX OCEAN DR 1206S	2,257	2014	$4,908,455	$1,749,175	$3,159,280	180.6%	$27,170
3XX OCEAN DR 1206N	2,257	2014	$4,908,455	$1,749,175	$3,159,280	180.6%	$27,170
3XX OCEAN DR 1106S	2,257	2014	$4,812,243	$1,749,175	$3,063,068	175.1%	$26,342
3XX OCEAN DR 1106N	2,257	2014	$4,812,243	$1,749,175	$3,063,068	175.1%	$26,342
3XX OCEAN DR LPH4S	1,706	2014	$4,340,454	$1,322,150	$3,018,304	228.3%	$25,957
3XX OCEAN DR 1006S	2,257	2014	$4,717,996	$1,749,175	$2,968,821	169.7%	$25,532
3XX OCEAN DR 1006N	2,257	2014	$4,717,996	$1,749,175	$2,968,821	169.7%	$25,532
3XX OCEAN DR 1204S	1,703	2014	$4,259,282	$1,319,825	$2,939,457	222.7%	$25,279
3XX OCEAN DR 1204N	1,703	2014	$4,259,282	$1,319,825	$2,939,457	222.7%	$25,279
3XX OCEAN DR 906S	2,257	2014	$4,625,253	$1,749,175	$2,876,078	164.4%	$24,734
3XX OCEAN DR 906N	2,257	2014	$4,625,253	$1,749,175	$2,876,078	164.4%	$24,734
3XX OCEAN DR 1104S	1,703	2014	$4,175,784	$1,319,825	$2,855,959	216.4%	$24,561
3XX OCEAN DR 1104N	1,703	2014	$4,175,784	$1,319,825	$2,855,959	216.4%	$24,561
1X ISLAND DR	2,762	1972	$4,950,698	$2,140,550	$2,810,148	131.3%	$24,167
3XX OCEAN DR 806S	2,257	2014	$4,534,591	$1,749,175	$2,785,416	159.2%	$23,955
3XX OCEAN DR 806N	2,257	2014	$4,534,591	$1,749,175	$2,785,416	159.2%	$23,955
3XX OCEAN DR 1004S	1,703	2014	$4,093,947	$1,319,825	$2,774,122	210.2%	$23,857
3XX OCEAN DR 1004N	1,703	2014	$4,093,947	$1,319,825	$2,774,122	210.2%	$23,857
3XX OCEAN DR 706S	2,257	2014	$4,445,664	$1,749,175	$2,696,489	154.2%	$23,190
3XX OCEAN DR 706N	2,257	2014	$4,445,664	$1,749,175	$2,696,489	154.2%	$23,190
3XX OCEAN DR 904S	1,703	2014	$4,013,550	$1,319,825	$2,693,725	204.1%	$23,166
3XX OCEAN DR 904N	1,703	2014	$4,013,550	$1,319,825	$2,693,725	204.1%	$23,166
7XX GLENRIDGE RD	1,518	1951	$3,811,945	$1,176,450	$2,635,495	224%	$22,665
3XX OCEAN DR 804S	1,703	2014	$3,935,035	$1,319,825	$2,615,210	198.1%	$22,491
3XX OCEAN DR 804N	1,703	2014	$3,935,035	$1,319,825	$2,615,210	198.1%	$22,491

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33149. 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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