Lower your property tax in minutes.
Many Miami-Dade properties are over-assessed — homes, rentals, and condos alike. Check yours free, in about a minute. If we find savings, Abatero builds your evidence and a ready-to-file DR-486 petition for a flat $99 per property. If our free check says it's worth filing and your appeal doesn't lower your assessment, we refund your fee.
- Free — no account to see your estimate
- Built on real county records
- Flat $99 per property — refunded if your assessment doesn't drop
- Own several properties? Check each one free
That's a refund of our fee — not a promise your taxes will drop; we estimate your savings, we don't guarantee a result. You must file on time; there's no refund if you get any reduction (even partial), withdraw, settle, don't show up, or miss the deadline. Abatero is not a law firm and does not provide legal advice. Full terms apply.
What your free check tells you
- Your county valueThe just (market) value the county put on your property — straight from the public record.
- Whether you're over-assessedWe compare it to recent sales of similar properties nearby and estimate how much it's too high.
- What you could saveAn estimate of the property tax you'd stop overpaying if the appeal succeeds.
- Whether it's worth appealingA clear, data-backed recommendation on whether to appeal this year — so you know where you stand, not just a number. Own more than one property? Run each address for its own answer.
Your exact figures and the comparable sales behind them unlock when you sign in to start your appeal — free, no payment to see your full estimate.
How it works
From your address to a ready-to-file appeal — we do the work that usually takes expertise and weeks, so all that's left is to file it.
- 1Check
Enter a property address — we pull the county assessment and recent comparable sales.
- 2Score
Our model estimates the property's true market value and how much it's over-assessed.
- 3Build
We generate the DR-486 petition and a comparable-sales evidence packet.
- 4File
You file the completed DR-486 with your county Value Adjustment Board, then track it through to a decision — we hand you everything ready to submit.
Own more than one property? This is built for you.
Rentals, vacation homes, and investment condos are where over-assessments hurt most — and where checking every property pays off.
No homestead shield
Non-homestead property gets no homestead exemption and no Save Our Homes cap — only a milder 10% cap — so its assessed value usually sits at or near the county's market value, and an over-assessment typically shows up in your tax bill quickly. A landlord's tax saving goes straight to the bottom line.
Check every property, free
Run the free check on each address you own. Each property gets its own estimate and a clear appeal-or-don't recommendation, so you only spend money on the appeals worth filing.
Flat $99 each — keep 100%
Services that file for you take a percentage of your savings — often every year. Abatero's DIY plan is a flat $99 per property you choose to appeal; you file it yourself, so every dollar of any reduction stays with you.
One simple price — you choose after your free check
See your estimate first. You only pay if there's a case worth filing.
Do it yourself
Money-back guaranteeWe build your complete DR-486 petition and comparable-sales evidence packet, ready to file. You file it with your county and keep every dollar of any reduction — never a percentage of your savings, just the flat $99 per property. The county's VAB filing fee is separate and paid to the county.
If our free check says it's worth filing and your appeal doesn't lower your assessment, we refund your fee.
That's a refund of our fee — not a promise your taxes will drop; we estimate your savings, we don't guarantee a result. You must file on time; there's no refund if you get any reduction (even partial), withdraw, settle, don't show up, or miss the deadline. Abatero is not a law firm and does not provide legal advice. Full terms apply.
Questions, answered
- Is the free check really free?
- Yes. Enter your address and see your county value, whether you're over-assessed, and an estimate of what you could save — no payment and no account needed to see your estimate.
- How do you know if I'm over-assessed?
- We pull your county's own assessment and recent sales of comparable properties nearby, then estimate your property's true market value. If the county's value is higher, you may be paying more tax than you should.
- What does it cost if I appeal?
- One simple price, and you only pay after your free check shows a case worth filing: a flat $99 per property. We build your complete DR-486 petition and comparable-sales evidence packet, you file it and keep every dollar of any reduction — never a percentage of your savings. If our free check says it's worth filing and your appeal doesn't lower your assessment, we refund your fee. That's a refund of our fee — not a promise your taxes will drop; we estimate your savings, we don't guarantee a result. You must file on time; there's no refund if you get any reduction (even partial), withdraw, settle, don't show up, or miss the deadline. Abatero is not a law firm and does not provide legal advice. Full terms apply.
- I own several properties — can I check them all?
- Yes — that's exactly what Abatero is built for. Run the free check on each address you own: rentals, vacation homes, investment condos, or your own home. Each property gets its own estimate and its own appeal-or-don't recommendation, and each appeal you choose to file is the same flat $99 — the DIY plan never takes a percentage of your savings.
- Does this work for rentals, condos, and second homes?
- Yes. You don't have to live in the property — you just have to own it (someone authorized by the owner can run the free check, but the petition itself is signed and filed by the owner). Non-homestead property gets no homestead exemption and no Save Our Homes cap — only a milder 10% cap — so its assessed value usually sits at or near the county's market value, and an over-assessment typically shows up in the tax bill quickly, which often makes an appeal worth more. The process is the same: we build the packet, and the owner signs and files it with the county's Value Adjustment Board.
- Which areas do you cover?
- We're focused on Miami-Dade County for the 2026 season — full free estimates and ready-to-file DR-486 petition packets. A number of other Florida counties already work too: enter any Florida address and we'll tell you instantly. If we can't run your county's numbers yet, we'll say so honestly and take your email so we can tell you the moment your county is ready.
- Is there a deadline to appeal?
- Yes. In Florida the deadline is 25 days after your county mails its TRIM notice (Notice of Proposed Property Taxes), per Florida Statute §194.011(3). The exact deadline differs by county because each county sets its own TRIM mailing date — typically mid-to-late August. When you look up your address, we show you the specific deadline for your county. Run your free check early so there’s time to file if it’s worth it.
- Is Abatero a law firm?
- No. Abatero is not a law firm and does not provide legal advice. We prepare the official county DR-486 petition and the comparable-sales evidence behind it; you file it with your county's Value Adjustment Board and represent yourself.