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 33154 are overassessed?

29.9% of homes in Surfside ZIP 33154 (2,503 of 8,372 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 Surfside ZIP 33154?

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 · Surfside

ZIP 33154 property tax overassessment report

29.9% of homes in Surfside ZIP 33154 (2,503 of 8,372 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $18,703,408.

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

8,372

Homes in ZIP

2,503

Flagged as overassessed

29.9%

$868,883

Avg overage / home

$1,129,930

Typical value

~$609/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 33154

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
9XXX COLLINS AVE N-414	1,425	2017	$4,939,998	$867,825	$4,072,173	469.2%	$35,021
9XXX COLLINS AVE S-410	1,898	2017	$4,905,944	$1,155,882	$3,750,062	324.4%	$32,251
1XX BALFOUR DR	2,033	1948	$4,896,708	$1,238,097	$3,658,611	295.5%	$31,464
1XXXX COLLINS AVE 1202	2,110	2016	$4,859,627	$1,284,990	$3,574,637	278.2%	$30,742
1XXXX COLLINS AVE 1202	2,110	2016	$4,859,627	$1,284,990	$3,574,637	278.2%	$30,742
9XXX BAY DR	2,465	1950	$4,998,356	$1,501,185	$3,497,171	233%	$30,076
1XXXX COLLINS AVE 1102	2,121	2016	$4,751,044	$1,291,689	$3,459,355	267.8%	$29,750
1XXXX COLLINS AVE 1102	2,121	2016	$4,751,044	$1,291,689	$3,459,355	267.8%	$29,750
9XXX COLLINS AVE 602	2,260	2024	$4,800,000	$1,376,340	$3,423,660	248.8%	$29,443
5X CAMDEN DR	2,606	1955	$4,993,825	$1,587,054	$3,406,771	214.7%	$29,298
1XXXX COLLINS AVE 1206	2,526	2016	$4,908,956	$1,538,334	$3,370,622	219.1%	$28,987
1XXXX COLLINS AVE 1002	2,121	2016	$4,657,448	$1,291,689	$3,365,759	260.6%	$28,946
1XXXX COLLINS AVE 1002	2,121	2016	$4,657,448	$1,291,689	$3,365,759	260.6%	$28,946
2XX BAL CROSS DR	2,389	1948	$4,815,866	$1,454,901	$3,360,965	231%	$28,904
1XXXX COLLINS AVE 2607	2,233	2017	$4,708,746	$1,359,897	$3,348,849	246.3%	$28,800
1XX BISCAY DR	2,348	1949	$4,727,949	$1,429,932	$3,298,017	230.6%	$28,363
1XXXX COLLINS AVE 902	2,121	2016	$4,565,477	$1,291,689	$3,273,788	253.5%	$28,155
1XXXX COLLINS AVE 902	2,121	2016	$4,565,477	$1,291,689	$3,273,788	253.5%	$28,155
1XXXX COLLINS AVE 1106	2,531	2016	$4,810,000	$1,541,379	$3,268,621	212.1%	$28,110
1XXXX COLLINS AVE 2507	2,233	2017	$4,616,514	$1,359,897	$3,256,617	239.5%	$28,007
5X CAMDEN DR	2,446	1950	$4,735,463	$1,489,614	$3,245,849	217.9%	$27,914
9XX 88 ST	2,173	1941	$4,545,566	$1,323,357	$3,222,209	243.5%	$27,711
8XXX COLLINS AVE 1206	1,650	2020	$4,222,800	$1,004,850	$3,217,950	320.2%	$27,674
9X BAL CROSS DR	2,601	1948	$4,772,229	$1,584,009	$3,188,220	201.3%	$27,419
1XXXX COLLINS AVE 802	2,121	2016	$4,476,487	$1,291,689	$3,184,798	246.6%	$27,389

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33154. 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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