What is a property tax appeal?

A property tax appeal (also called a protest) is a formal process where you challenge your county appraisal district's assessed value of your home. In Texas, you file a protest with your county's Appraisal Review Board (ARB), present evidence that your home is overvalued, and the ARB issues a ruling.

What's the deadline to file a property tax protest in Texas?

In Texas, the deadline to file a property tax protest is May 15, 2026 (or 30 days after your appraisal notice is mailed, whichever is later). There are no extensions.

How much can I save by appealing my property taxes?

Texas homeowners who appeal save an average of $774 per year. Success rates range from 80-91% when homeowners bring comparable sales evidence.

When is the Florida property tax appeal deadline in 2026?

Florida VAB petition deadlines fall 25 days after each county's TRIM notice mailing date. TRIM notices must be mailed by August 24, 2026, per Florida Statute §200.069. Most counties mail between August 14-24, putting petition deadlines between September 8-18, 2026. Filed petitions must be RECEIVED by the Clerk of Court — postmark date does not count.

What form do I use to appeal Florida property taxes?

Florida uses a single statewide form: Form DR-486, filed with your county Value Adjustment Board (VAB). The form is identical across all 67 counties, though about 50 counties require submission through the Axia VAB e-filing portal. The filing fee is $15 per parcel.

Does Save Our Homes apply to my appeal?

Yes. Florida's Save Our Homes amendment caps annual assessment increases at 3% for homesteaded properties. A successful VAB petition reduces your assessed value AND establishes a new baseline that future increases are capped against — so a one-time reduction protects you year after year.

Florida · All 67 Counties · 2026 Cycle

Appeal your Florida property taxes — every county, one petition form

TRIM notices mail mid-August. You have 25 days to petition the VAB before you lose the year. We'll email your overassessment estimate the day your TRIM hits the mailbox, then deliver a personalized DR-486 packet for $49.

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Florida Counties

10.8M

Parcels Statewide

22.2M

Population Covered

$15

Filing Fee per Parcel

How Florida VAB petitions work

1. TRIM notice arrives (mid-August)

Your county Property Appraiser mails a Truth in Millage (TRIM) notice by August 24, 2026. It shows your assessed value, proposed millage rates, and the deadline to petition the Value Adjustment Board.

2. 25-day petition window opens

Florida Statute §194.011(3)(d) gives you 25 days after the TRIM mailing date to file Form DR-486. Most 2026 deadlines fall September 8-18 depending on county. Postmark date does not count — the Clerk of Court must receive your petition by the deadline.

3. File DR-486 with your county VAB

Form DR-486 is identical statewide. About 50 counties use the Axia VAB e-filing portal; others accept paper, email, or county-specific portals. The $15 filing fee is paid to the Clerk of Court.

4. Bring 3-5 comparable sales

Florida VAB hearings reward concrete evidence. The strongest petitions include 3-5 recent sales (last 12 months) of similar homes, adjusted for size, year built, and condition. Our $49 packet pulls comparable sales from the FL DOR statewide sales file and the {county} property appraiser data.

5. Save Our Homes locks in your win

A successful petition reduces your assessed value. For homesteaded properties, Save Our Homes caps future annual increases at 3% — so a one-time reduction protects you year after year.

Top 5 Florida metros

9 million people. 50% of Florida's tax base. Live data first.

Appeal your Florida property taxes — every county, one petition form

How Florida VAB petitions work

1. TRIM notice arrives (mid-August)

2. 25-day petition window opens

3. File DR-486 with your county VAB

4. Bring 3-5 comparable sales

5. Save Our Homes locks in your win

Top 5 Florida metros

Miami-Dade County

Broward County

Hillsborough County

Palm Beach County

Orange County

Major Florida counties

Duval County

Pinellas County

Polk County

Lee County

Brevard County

Pasco County

Volusia County

Seminole County

Sarasota County

Manatee County

All other Florida counties

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