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 32009 are overassessed?

34% of homes in Bryceville ZIP 32009 (409 of 1,204 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 Bryceville ZIP 32009?

File Form DR-486 with the Nassau 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.

Nassau County · Bryceville

ZIP 32009 property tax overassessment report

34% of homes in Bryceville ZIP 32009 (409 of 1,204 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $308,561.

Check your address →Nassau County guide

1,204

Homes in ZIP

409

Flagged as overassessed

34%

$87,724

Avg overage / home

$292,191

Typical value

~$132/sqft

Your Nassau County deadline

TRIM mailing: Aug 17, 2026 · VAB petition due: Sept 11, 2026

Nassau filing guide →

Top 25 most overassessed homes in 32009

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
1XX LIMOUSINE LN	1,700	1987	$714,319	$224,400	$489,919	218.3%	$4,213
6XXX HORSESHOE CIR	2,234	2021	$769,532	$294,888	$474,644	161%	$4,082
1XXXX CR 121	2,974	2024	$768,935	$392,568	$376,367	95.9%	$3,237
3XXX HAMP HICKS RD	1,766	2001	$568,073	$233,112	$334,961	143.7%	$2,881
1XXXX CR 121	2,280	2018	$630,222	$300,960	$329,262	109.4%	$2,832
1XXXX CR 121	2,696	2022	$681,869	$355,872	$325,997	91.6%	$2,804
1XXXX DURANGO TRL	4,490	2006	$896,859	$592,680	$304,179	51.3%	$2,616
7XX GREENLAND LN	2,040	1965	$559,788	$269,280	$290,508	107.9%	$2,498
1XXXX SLIDER CT	3,577	2018	$741,185	$472,164	$269,021	57%	$2,314
3XXX HAMP HICKS RD	2,128	2000	$520,224	$280,896	$239,328	85.2%	$2,058
1XXX CORTEZ RD	2,618	1994	$583,056	$345,576	$237,480	68.7%	$2,042
3XXX ROWE AVE	5,609	2003	$974,332	$740,388	$233,944	31.6%	$2,012
2XXX CANAL RD	2,821	1993	$602,173	$372,372	$229,801	61.7%	$1,976
1XXXX CHARLEMAGNE CT	3,414	2022	$676,906	$450,648	$226,258	50.2%	$1,946
1XXXX BULLOCK BLUFF RD	2,862	2021	$603,683	$377,784	$225,899	59.8%	$1,943
1XXXX BULLOCK BLUFF RD	2,544	2022	$561,422	$335,808	$225,614	67.2%	$1,940
1XXXX CR 121	1,344	1976	$402,988	$177,408	$225,580	127.2%	$1,940
1XXXX BULLOCK BLUFF RD	4,010	2018	$749,060	$529,320	$219,740	41.5%	$1,890
1XXXX DUNROVEN DR	3,815	2022	$722,457	$503,580	$218,877	43.5%	$1,882
1XXXX DEACON DR	2,652	2019	$566,539	$350,064	$216,475	61.8%	$1,862
1XXXX SETTINDOWN DR	3,252	2020	$643,874	$429,264	$214,610	50%	$1,846
1XXXX CR 121	2,378	2005	$517,343	$313,896	$203,447	64.8%	$1,750
1XXXX DUNROVEN DR	3,061	2021	$606,314	$404,052	$202,262	50.1%	$1,739
1XXXX BULLOCK BLUFF RD	2,864	2023	$577,691	$378,048	$199,643	52.8%	$1,717
1XXXX DEACON DR	4,433	2021	$782,228	$585,156	$197,072	33.7%	$1,695

Data: FL DOR 2025 Final NAL roll, Nassau County, ZIP 32009. 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 NassauCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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