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 33180 are overassessed?

28.9% of homes in Aventura ZIP 33180 (5,319 of 18,412 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 33180?

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 33180 property tax overassessment report

28.9% of homes in Aventura ZIP 33180 (5,319 of 18,412 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $12,576,839.

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

18,412

Homes in ZIP

5,319

Flagged as overassessed

28.9%

$274,943

Avg overage / home

$554,936

Typical value

~$317/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 33180

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
2XXXX NE 38 CT 3004	5,792	2003	$4,442,200	$1,836,064	$2,606,136	141.9%	$22,413
1XXXX NE 24 CT	5,451	2024	$4,331,414	$1,727,967	$2,603,447	150.7%	$22,390
2XXXX NE 38 CT 2904	5,792	2003	$4,398,200	$1,836,064	$2,562,136	139.5%	$22,034
2XXXX NE 38 CT 2804	5,792	2003	$4,354,700	$1,836,064	$2,518,636	137.2%	$21,660
2XXXX NE 38 CT 2704	5,792	2003	$4,311,500	$1,836,064	$2,475,436	134.8%	$21,289
2XXXX NE 38 CT 2604	5,792	2003	$4,268,800	$1,836,064	$2,432,736	132.5%	$20,922
2XXXX NE 38 CT 2504	5,792	2003	$4,226,600	$1,836,064	$2,390,536	130.2%	$20,559
2XXXX NE 38 CT 2404	5,792	2003	$4,184,700	$1,836,064	$2,348,636	127.9%	$20,198
2XXXX NE 38 CT 2304	5,792	2003	$4,143,300	$1,836,064	$2,307,236	125.7%	$19,842
2XXXX NE 39 PL	4,493	1996	$3,724,952	$1,424,281	$2,300,671	161.5%	$19,786
2XXXX NE 38 CT 2204	5,792	2003	$4,102,300	$1,836,064	$2,266,236	123.4%	$19,490
1XXXX NE 39 PL	4,493	1996	$3,679,952	$1,424,281	$2,255,671	158.4%	$19,399
2XXXX NE 39 PL	4,493	1996	$3,679,952	$1,424,281	$2,255,671	158.4%	$19,399
2XXXX NE 39 PL	4,493	1996	$3,679,952	$1,424,281	$2,255,671	158.4%	$19,399
2XXXX NE 39 PL	4,493	1996	$3,662,452	$1,424,281	$2,238,171	157.1%	$19,248
2XXXX NE 38 CT 3001	5,149	2003	$3,861,375	$1,632,233	$2,229,142	136.6%	$19,171
2XXXX NE 38 CT 2104	5,792	2003	$4,061,700	$1,836,064	$2,225,636	121.2%	$19,140
2XXXX NE 38 CT 2901	5,141	2003	$3,823,155	$1,629,697	$2,193,458	134.6%	$18,864
1XXXX NE 38 CT TS-03	6,290	2000	$4,170,800	$1,993,930	$2,176,870	109.2%	$18,721
2XXX NE 197 ST	5,700	2019	$3,976,155	$1,806,900	$2,169,255	120.1%	$18,656
2XXX NE 214 ST	5,355	2024	$3,859,970	$1,697,535	$2,162,435	127.4%	$18,597
2XXXX NE 38 CT 2801	5,141	2003	$3,785,355	$1,629,697	$2,155,658	132.3%	$18,539
1XXXX NE 39 PL	4,022	1996	$3,403,074	$1,274,974	$2,128,100	166.9%	$18,302
2XXXX NE 38 CT 2701	5,141	2003	$3,747,870	$1,629,697	$2,118,173	130%	$18,216
2XXXX NE 39 PL	4,022	1996	$3,375,574	$1,274,974	$2,100,600	164.8%	$18,065

Data: FL DOR 2025 Final NAL roll, Miami-Dade County, ZIP 33180. 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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