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 32081 are overassessed?

23.3% of homes in Ponte Vedra ZIP 32081 (2,684 of 11,496 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 Ponte Vedra ZIP 32081?

File Form DR-486 with the St. Johns 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.

St. Johns County · Ponte Vedra

ZIP 32081 property tax overassessment report

23.3% of homes in Ponte Vedra ZIP 32081 (2,684 of 11,496 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $3,852,982.

Check my address (free) →St. Johns County guide

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

11,496

Homes in ZIP

2,684

Flagged as overassessed

23.3%

$166,923

Avg overage / home

$637,677

Typical value

~$218/sqft

Your St. Johns County deadline

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

St. Johns filing guide →

Top 25 most overassessed homes in 32081

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
2XX SHELL RIDGE LN	6,928	2024	$4,150,494	$1,510,304	$2,640,190	174.8%	$22,706
3XX SHELL RIDGE LN	6,610	2024	$4,045,635	$1,440,980	$2,604,655	180.8%	$22,400
2XX SHELL RIDGE LN	7,954	2023	$4,300,523	$1,733,972	$2,566,551	148%	$22,072
2XX AUTUMN TIDE TRL	6,761	2024	$3,678,001	$1,473,898	$2,204,103	149.5%	$18,955
4XX SHELL RIDGE LN	5,507	2023	$3,379,162	$1,200,526	$2,178,636	181.5%	$18,736
5XX RANCH RD	2,108	1976	$2,146,686	$459,544	$1,687,142	367.1%	$14,509
7X BERRYWOOD CT	8,141	2021	$3,452,875	$1,774,738	$1,678,137	94.6%	$14,432
4XX WILDERNESS RIDGE DR	8,986	2021	$3,515,050	$1,958,948	$1,556,102	79.4%	$13,382
3XX SHELL RIDGE LN	5,296	2024	$2,591,719	$1,154,528	$1,437,191	124.5%	$12,360
4XX N HARBOR LIGHTS DR	9,223	2009	$3,357,193	$2,010,614	$1,346,579	67%	$11,581
1XX SHELL RIDGE LN	6,516	2024	$2,728,081	$1,420,488	$1,307,593	92.1%	$11,245
5XX MOONSHINE DR	3,031	1984	$1,932,332	$660,758	$1,271,574	192.4%	$10,936
2XX CLATTER BRIDGE RD	5,597	2017	$2,456,289	$1,220,146	$1,236,143	101.3%	$10,631
2XX CLATTER BRIDGE RD	4,085	1996	$2,119,638	$890,530	$1,229,108	138%	$10,570
3XX WILDERNESS RIDGE DR	6,924	2019	$2,704,310	$1,509,432	$1,194,878	79.2%	$10,276
8X WHISTLING PALM CT	5,596	2024	$2,400,918	$1,219,928	$1,180,990	96.8%	$10,157
2XX CLATTER BRIDGE RD	4,500	1950	$2,088,231	$981,000	$1,107,231	112.9%	$9,522
3XX RIVER BREEZE DR	4,898	2024	$2,169,491	$1,067,764	$1,101,727	103.2%	$9,475
7X BERRYWOOD CT	6,753	2023	$2,565,945	$1,472,154	$1,093,791	74.3%	$9,407
4XX RIVER BREEZE DR	4,591	2024	$2,065,030	$1,000,838	$1,064,192	106.3%	$9,152
6XX S HARBOR LIGHTS DR	6,804	2019	$2,441,980	$1,483,272	$958,708	64.6%	$8,245
2XX CLATTER BRIDGE RD	5,966	2004	$2,238,325	$1,300,588	$937,737	72.1%	$8,065
3XX N SHIPWRECK AVE	8,297	2009	$2,700,491	$1,808,746	$891,745	49.3%	$7,669
2XX CLATTER BRIDGE RD	3,855	1995	$1,728,711	$840,390	$888,321	105.7%	$7,640
1XX DEBBIES WAY	4,634	1970	$1,850,348	$1,010,212	$840,136	83.2%	$7,225

Data: FL DOR 2025 Final NAL roll, St. Johns County, ZIP 32081. 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 St. JohnsCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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