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.

What percent of homes in ZIP 32003 are overassessed?

13.8% of homes in Fleming Island ZIP 32003 (1,452 of 10,530 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 Fleming Island ZIP 32003?

File Form DR-486 with the Clay 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.

Clay County · Fleming Island

ZIP 32003 property tax overassessment report

13.8% of homes in Fleming Island ZIP 32003 (1,452 of 10,530 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $2,518,927.

Check your address →Clay County guide

10,530

Homes in ZIP

1,452

Flagged as overassessed

13.8%

$201,721

Avg overage / home

$430,111

Typical value

~$184/sqft

Your Clay County deadline

TRIM mailing: Aug 14, 2026 · VAB petition due: Sept 8, 2026

Clay filing guide →

Top 25 most overassessed homes in 32003

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 RIVER CURRENT Pt	4,043	2016	$2,830,265	$743,912	$2,086,353	280.5%	$17,943
6XXX OLD CHURCH Rd	7,775	2006	$3,316,718	$1,430,600	$1,886,118	131.8%	$16,221
7XXX OLD CHURCH Rd	2,844	1978	$2,331,978	$523,296	$1,808,682	345.6%	$15,555
1XXX SOUTH SHORE Dr	6,174	2016	$2,928,261	$1,136,016	$1,792,245	157.8%	$15,413
6XXX OLD CHURCH Rd	5,909	2023	$2,705,196	$1,087,256	$1,617,940	148.8%	$13,914
6XXX OLD CHURCH Rd	4,077	1955	$2,293,542	$750,168	$1,543,374	205.7%	$13,273
2XXX SALT MYRTLE Ln	6,199	1998	$2,642,604	$1,140,616	$1,501,988	131.7%	$12,917
5XXX HARVEY GRANT Rd	4,234	2008	$2,037,578	$779,056	$1,258,522	161.5%	$10,823
6XXX OLD CHURCH Rd	2,950	1920	$1,704,267	$542,800	$1,161,467	214%	$9,989
4XX RIVER BIRCH Ln	979	1948	$1,324,236	$180,136	$1,144,100	635.1%	$9,839
6XXX OLD CHURCH Rd	5,419	1995	$2,104,199	$997,096	$1,107,103	111%	$9,521
5XXX Head Rd	3,495	2017	$1,716,531	$643,080	$1,073,451	166.9%	$9,232
2XX EGRETS WALK	3,571	1988	$1,723,279	$657,064	$1,066,215	162.3%	$9,169
5XXX SYLVAN GLEN Run	4,903	1988	$1,956,360	$902,152	$1,054,208	116.9%	$9,066
1XXX Dragonfly Pt	5,439	2016	$2,035,288	$1,000,776	$1,034,512	103.4%	$8,897
5XXX HARVEY GRANT Rd	1,736	1984	$1,307,475	$319,424	$988,051	309.3%	$8,497
7XX CREIGHTON Rd	4,891	2001	$1,835,583	$899,944	$935,639	104%	$8,046
3XXX Westover Rd	3,963	2021	$1,637,222	$729,192	$908,030	124.5%	$7,809
7XXX OLD CHURCH Rd	3,406	2024	$1,526,918	$626,704	$900,214	143.6%	$7,742
1XXX WILD FERN Rd	4,967	2009	$1,809,684	$913,928	$895,756	98%	$7,704
6XX FREDERIC Dr	3,067	1997	$1,371,872	$564,328	$807,544	143.1%	$6,945
3XXX Westover Rd	5,701	2003	$1,849,558	$1,048,984	$800,574	76.3%	$6,885
1XXX N LAKESHORE Dr	7,040	2021	$2,094,296	$1,295,360	$798,936	61.7%	$6,871
4XXX HARVEY GRANT Rd	5,454	1997	$1,799,516	$1,003,536	$795,980	79.3%	$6,845
2XXX Breezy Oaks Ct	3,810	2022	$1,491,031	$701,040	$789,991	112.7%	$6,794

Data: FL DOR 2025 Final NAL roll, Clay County, ZIP 32003. 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 ClayCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

Check my address →