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 32084 are overassessed?

25.8% of homes in Saint Augustine ZIP 32084 (4,248 of 16,445 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 Saint Augustine ZIP 32084?

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 · Saint Augustine

ZIP 32084 property tax overassessment report

25.8% of homes in Saint Augustine ZIP 32084 (4,248 of 16,445 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $8,543,026.

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%

16,445

Homes in ZIP

4,248

Flagged as overassessed

25.8%

$233,845

Avg overage / home

$367,628

Typical value

~$197/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 32084

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 MARINE ST	5,263	2016	$4,170,143	$1,036,811	$3,133,332	302.2%	$26,947
2XX RIVERSHORE LN	6,946	2021	$4,411,582	$1,368,362	$3,043,220	222.4%	$26,172
4XX PORPOISE POINT DR	6,063	1991	$4,210,759	$1,194,411	$3,016,348	252.5%	$25,941
2X WATER ST	5,899	1880	$3,980,020	$1,162,103	$2,817,917	242.5%	$24,234
2XX RIVERSHORE LN	6,994	2022	$3,936,100	$1,377,818	$2,558,282	185.7%	$22,001
5X WATER ST	6,180	1925	$3,651,129	$1,217,460	$2,433,669	199.9%	$20,930
3XXX 4TH ST	4,239	1945	$3,152,795	$835,083	$2,317,712	277.5%	$19,932
6XX CARCABA RD	5,227	2020	$3,222,161	$1,029,719	$2,192,442	212.9%	$18,855
1XX MARINE ST	8,605	2024	$3,801,826	$1,695,185	$2,106,641	124.3%	$18,117
6XX TWENTIETH ST	2,763	1971	$2,603,888	$544,311	$2,059,577	378.4%	$17,712
2XX RIVERSHORE LN	4,790	2007	$2,992,900	$943,630	$2,049,270	217.2%	$17,624
2XX PORPOISE POINT DR	4,765	1993	$2,956,274	$938,705	$2,017,569	214.9%	$17,351
5XX FOURTH ST	8,760	1992	$3,690,462	$1,725,720	$1,964,742	113.9%	$16,897
1XX MARINE ST	4,032	1906	$2,726,629	$794,304	$1,932,325	243.3%	$16,618
1XX MARINE ST	8,910	2013	$3,662,426	$1,755,270	$1,907,156	108.7%	$16,402
6X WATER ST	4,667	2012	$2,764,555	$919,399	$1,845,156	200.7%	$15,868
7X WATER ST	3,696	1959	$2,509,385	$728,112	$1,781,273	244.6%	$15,319
2X WATER ST	4,796	1885	$2,709,914	$944,812	$1,765,102	186.8%	$15,180
3X WATER ST	8,657	1890	$3,426,087	$1,705,429	$1,720,658	100.9%	$14,798
5X MARINE ST	3,481	1900	$2,383,626	$685,757	$1,697,869	247.6%	$14,602
2XXX COASTAL HWY	12,793	2008	$4,211,259	$2,520,221	$1,691,038	67.1%	$14,543
2X WATER ST	2,564	1957	$2,143,848	$505,108	$1,638,740	324.4%	$14,093
5X WATER ST	3,513	1959	$2,318,864	$692,061	$1,626,803	235.1%	$13,991
5 TREMERTON ST	4,284	1926	$2,439,923	$843,948	$1,595,975	189.1%	$13,725
5XX NORTH POINT RD	5,627	2001	$2,695,678	$1,108,519	$1,587,159	143.2%	$13,650

Data: FL DOR 2025 Final NAL roll, St. Johns County, ZIP 32084. 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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