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 33160 are overassessed?

28.9% of homes in Aventura ZIP 33160 (3,406 of 11,805 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 Aventura ZIP 33160?

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 · Aventura

ZIP 33160 property tax overassessment report

28.9% of homes in Aventura ZIP 33160 (3,406 of 11,805 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $18,516,243.

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

11,805

Homes in ZIP

3,406

Flagged as overassessed

28.9%

$632,135

Avg overage / home

$593,840

Typical value

~$306/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 33160

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
2XX GOLDEN BEACH DR	2,198	1949	$4,834,402	$672,588	$4,161,814	618.8%	$35,792
5XX GOLDEN BEACH DR	2,930	1951	$4,914,676	$896,580	$4,018,096	448.2%	$34,556
1XX GOLDEN BEACH DR	3,377	1966	$4,982,920	$1,033,362	$3,949,558	382.2%	$33,966
2XX S PARKWAY	3,073	1957	$4,878,559	$940,338	$3,938,221	418.8%	$33,869
4X TERRACINA AVE	2,934	1947	$4,747,255	$897,804	$3,849,451	428.8%	$33,105
8X TERRACINA AVE	2,794	1957	$4,607,077	$854,964	$3,752,113	438.9%	$32,268
5XXX ISLAND ESTATES DR 1502	4,030	2017	$4,968,400	$1,233,180	$3,735,220	302.9%	$32,123
5XXX ISLAND ESTATES DR 1502	4,398	2018	$4,968,400	$1,345,788	$3,622,612	269.2%	$31,154
5XXX ISLAND ESTATES DR 1506	4,398	2018	$4,968,400	$1,345,788	$3,622,612	269.2%	$31,154
5XXX ISLAND ESTATES DR 1503	4,399	2018	$4,968,400	$1,346,094	$3,622,306	269.1%	$31,152
5XXX ISLAND ESTATES DR 1507	4,399	2018	$4,968,400	$1,346,094	$3,622,306	269.1%	$31,152
5XXX ISLAND ESTATES DR 1503	4,417	2017	$4,968,400	$1,351,602	$3,616,798	267.6%	$31,104
5XXX ISLAND ESTATES DR 1507	4,417	2017	$4,968,400	$1,351,602	$3,616,798	267.6%	$31,104
1XXXX NE 32 AVE	4,145	1974	$4,676,559	$1,268,370	$3,408,189	268.7%	$29,310
1XXXX NE 29 AVE	4,765	1969	$4,860,790	$1,458,090	$3,402,700	233.4%	$29,263
3XX S PARKWAY	5,069	1992	$4,908,475	$1,551,114	$3,357,361	216.4%	$28,873
5XX N PARKWAY	1,980	1950	$3,919,913	$605,880	$3,314,033	547%	$28,501
3XXX NE 166 ST	4,141	1983	$4,538,576	$1,267,146	$3,271,430	258.2%	$28,134
4XX N PARKWAY	2,175	1951	$3,921,519	$665,550	$3,255,969	489.2%	$28,001
2XX GOLDEN BEACH DR	5,292	2017	$4,871,785	$1,619,352	$3,252,433	200.8%	$27,971
2XX OCEAN BLVD	5,387	2018	$4,856,988	$1,648,422	$3,208,566	194.6%	$27,594
4XX N PARKWAY	2,353	1955	$3,915,412	$720,018	$3,195,394	443.8%	$27,480
2XX GOLDEN BEACH DR	5,361	2018	$4,828,912	$1,640,466	$3,188,446	194.4%	$27,421
3XXX NE 168 ST	5,419	1979	$4,840,079	$1,658,214	$3,181,865	191.9%	$27,364
3XXX NE 166 ST	5,325	1993	$4,792,353	$1,629,450	$3,162,903	194.1%	$27,201

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33160. 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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