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 33156 are overassessed?

30.8% of homes in Pinecrest ZIP 33156 (3,416 of 11,085 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 Pinecrest ZIP 33156?

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 · Pinecrest

ZIP 33156 property tax overassessment report

30.8% of homes in Pinecrest ZIP 33156 (3,416 of 11,085 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $23,883,756.

Check my address (free) →Miami-Dade County guide

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

11,085

Homes in ZIP

3,416

Flagged as overassessed

30.8%

$812,992

Avg overage / home

$1,386,703

Typical value

~$443/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 33156

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 SAN PEDRO AVE	2,828	1969	$4,688,357	$1,252,804	$3,435,553	274.2%	$29,546
1XXX SAN PEDRO AVE	3,325	1971	$4,759,176	$1,472,975	$3,286,201	223.1%	$28,261
1XXXX ZAMBRANA ST	3,016	1971	$4,581,380	$1,336,088	$3,245,292	242.9%	$27,910
7XX LUGO AVE	4,073	1969	$4,996,120	$1,804,339	$3,191,781	176.9%	$27,449
5XXX N KENDALL DR	3,900	1953	$4,898,558	$1,727,700	$3,170,858	183.5%	$27,269
5XXX OAK LN	3,214	1997	$4,537,419	$1,423,802	$3,113,617	218.7%	$26,777
5XXX FAIRCHILD WAY	3,309	1965	$4,549,687	$1,465,887	$3,083,800	210.4%	$26,521
5XXX FAIRCHILD WAY	3,814	1965	$4,748,537	$1,689,602	$3,058,935	181%	$26,307
1XXXX MAR ST	3,706	1979	$4,668,495	$1,641,758	$3,026,737	184.4%	$26,030
1XXXX LAKESIDE DR	4,093	1970	$4,797,207	$1,813,199	$2,984,008	164.6%	$25,662
1XXXX DEVA ST	4,583	2001	$4,984,739	$2,030,269	$2,954,470	145.5%	$25,408
9XXX HAMMOCK LAKE CT	4,187	1949	$4,791,506	$1,854,841	$2,936,665	158.3%	$25,255
1XXXX SAN MATEO ST	3,123	1968	$4,319,368	$1,383,489	$2,935,879	212.2%	$25,249
9XX SAN PEDRO AVE	4,433	2007	$4,884,193	$1,963,819	$2,920,374	148.7%	$25,115
5XXX OAK LN	4,125	1957	$4,745,918	$1,827,375	$2,918,543	159.7%	$25,099
1XXXX SNAPPER CREEK RD	4,362	1971	$4,843,889	$1,932,366	$2,911,523	150.7%	$25,039
5XXX OAK LN	3,935	1956	$4,632,936	$1,743,205	$2,889,731	165.8%	$24,852
1XXXX SAN JOSE ST	3,143	1972	$4,279,094	$1,392,349	$2,886,745	207.3%	$24,826
5XXX ARBOR LN	3,827	1970	$4,581,625	$1,695,361	$2,886,264	170.2%	$24,822
1XXXX ZAMBRANA ST	2,753	1971	$4,053,506	$1,219,579	$2,833,927	232.4%	$24,372
5XXX FAIRCHILD WAY	4,629	1961	$4,883,828	$2,050,647	$2,833,181	138.2%	$24,365
1XXXX CORAL CREEK RD	4,214	1965	$4,683,107	$1,866,802	$2,816,305	150.9%	$24,220
1XXX SAN PEDRO AVE	3,939	1971	$4,551,380	$1,744,977	$2,806,403	160.8%	$24,135
1XXXX MAR ST	4,375	1988	$4,728,987	$1,938,125	$2,790,862	144%	$24,001
9XX SAN PEDRO AVE	2,638	1969	$3,959,193	$1,168,634	$2,790,559	238.8%	$23,999

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33156. 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.

Check my address →