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 32086 are overassessed?

22.2% of homes in Saint Augustine ZIP 32086 (3,224 of 14,512 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 32086?

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 32086 property tax overassessment report

22.2% of homes in Saint Augustine ZIP 32086 (3,224 of 14,512 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $2,231,288.

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%

14,512

Homes in ZIP

3,224

Flagged as overassessed

22.2%

$80,475

Avg overage / home

$342,800

Typical value

~$169/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 32086

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
4XXX CARTER RD	6,736	2023	$2,118,669	$1,138,384	$980,285	86.1%	$8,430
4XXX MOULTRIE FORESIDE BLVD	6,153	1925	$1,999,955	$1,039,857	$960,098	92.3%	$8,257
6XXX US HIGHWAY 1	1,285	1958	$1,164,151	$217,165	$946,986	436.1%	$8,144
4XXX SHORE DR	3,220	1965	$1,444,143	$544,180	$899,963	165.4%	$7,740
3XX OLD PLANTATION DR	5,607	1998	$1,726,892	$947,583	$779,309	82.2%	$6,702
4XXX WINTON CIR	1,878	2015	$1,060,208	$317,382	$742,826	234%	$6,388
2XXX SHORE DR	3,173	1958	$1,199,974	$536,237	$663,737	123.8%	$5,708
9X KELLEY LN	5,331	1862	$1,538,022	$900,939	$637,083	70.7%	$5,479
1XXX OAK RIDGE RD	4,793	2022	$1,431,893	$810,017	$621,876	76.8%	$5,348
7XX STURDIVANT RD	2,900	1997	$1,107,990	$490,100	$617,890	126.1%	$5,314
2XXX SHORE DR	2,630	1958	$1,050,866	$444,470	$606,396	136.4%	$5,215
5 KELLEY LN	4,838	2007	$1,403,753	$817,622	$586,131	71.7%	$5,041
1XX BELLA TERRA DR	5,375	2004	$1,471,480	$908,375	$563,105	62%	$4,843
1XX NEPTUNE RD	2,551	1964	$985,793	$431,119	$554,674	128.7%	$4,770
2XXX KINGS RD	5,548	1978	$1,483,277	$937,612	$545,665	58.2%	$4,693
7XX STANDISH DR	5,066	1992	$1,398,792	$856,154	$542,638	63.4%	$4,667
3XXX HICKORY LN	3,265	1969	$1,086,125	$551,785	$534,340	96.8%	$4,595
3X TIDAL MARSH TRL	4,283	2019	$1,254,023	$723,827	$530,196	73.2%	$4,560
3XXX MAGNOLIA POINT LN	4,405	1996	$1,268,824	$744,445	$524,379	70.4%	$4,510
8XX SHORE DR	4,934	2005	$1,352,970	$833,846	$519,124	62.3%	$4,464
3XXX OLD MOULTRIE RD	4,403	2020	$1,247,351	$744,107	$503,244	67.6%	$4,328
4XXX MOULTRIE FORESIDE BLVD	1,224	1920	$707,516	$206,856	$500,660	242%	$4,306
9XX CHERRY TREE RD	5,687	2009	$1,437,636	$961,103	$476,533	49.6%	$4,098
9XX FAVER DYKES RD	2,330	2002	$869,355	$393,770	$475,585	120.8%	$4,090
2X TIDAL MARSH TRL	5,423	2019	$1,377,159	$916,487	$460,672	50.3%	$3,962

Data: FL DOR 2025 Final NAL roll, St. Johns County, ZIP 32086. 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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