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 32092 are overassessed?

18.1% of homes in Saint Augustine ZIP 32092 (4,032 of 22,244 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 32092?

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 32092 property tax overassessment report

18.1% of homes in Saint Augustine ZIP 32092 (4,032 of 22,244 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $4,928,181.

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%

22,244

Homes in ZIP

4,032

Flagged as overassessed

18.1%

$142,124

Avg overage / home

$440,439

Typical value

~$167/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 32092

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
9XXX COUNTY ROAD 13	7,246	2006	$3,943,410	$1,210,082	$2,733,328	225.9%	$23,507
4XXX STATE ROAD 13	3,260	1943	$3,039,681	$544,420	$2,495,261	458.3%	$21,459
3XXX STATE ROAD 16	1,856	1973	$2,734,496	$309,952	$2,424,544	782.2%	$20,851
8XXX FLORENCE COVE RD	3,614	1939	$2,530,284	$603,538	$1,926,746	319.2%	$16,570
1XXXX COUNTY ROAD 13	7,096	2020	$2,917,886	$1,185,032	$1,732,854	146.2%	$14,903
8XXX BEVERLY LN	6,528	2019	$2,721,158	$1,090,176	$1,630,982	149.6%	$14,026
7XXX COLEE COVE RD	3,562	1999	$2,176,005	$594,854	$1,581,151	265.8%	$13,598
8XXX HARDWOOD LANDING RD	2,278	1984	$1,812,439	$380,426	$1,432,013	376.4%	$12,315
8XXX COLEE COVE RD	4,176	1997	$2,122,907	$697,392	$1,425,515	204.4%	$12,259
5XXX TRUMAN PACETTI RD	9,510	2004	$2,979,170	$1,588,170	$1,391,000	87.6%	$11,963
8XXX KINDRED SPIRIT LN	5,276	2001	$2,167,852	$881,092	$1,286,760	146%	$11,066
3XXX S FRANCIS RD	1,622	1972	$1,528,311	$270,874	$1,257,437	464.2%	$10,814
7XXX STATE ROAD 13	6,039	2024	$2,221,230	$1,008,513	$1,212,717	120.2%	$10,429
1XXXX COUNTY ROAD 13	5,391	2021	$2,046,553	$900,297	$1,146,256	127.3%	$9,858
8XXX COLEE COVE RD	4,055	2001	$1,789,032	$677,185	$1,111,847	164.2%	$9,562
1XX ASHTON OAKS DR	7,653	2016	$2,346,839	$1,278,051	$1,068,788	83.6%	$9,192
9XXX N COUNTY ROAD 13	5,438	2021	$1,968,310	$908,146	$1,060,164	116.7%	$9,117
8XXX HARDWOOD LANDING RD	3,083	1994	$1,534,612	$514,861	$1,019,751	198.1%	$8,770
8XXX COLEE COVE RD	9,520	2008	$2,593,280	$1,589,840	$1,003,440	63.1%	$8,630
9XXX N COUNTY ROAD 13	6,158	2017	$2,021,261	$1,028,386	$992,875	96.5%	$8,539
7XXX COLEE COVE RD	3,090	1986	$1,478,148	$516,030	$962,118	186.4%	$8,274
5XXX STEPHEN COLEE RD	11,012	1999	$2,801,114	$1,839,004	$962,110	52.3%	$8,274
7XXX COLEE COVE RD	6,360	2006	$2,016,778	$1,062,120	$954,658	89.9%	$8,210
8XXX BEVERLY LN	3,317	2005	$1,475,735	$553,939	$921,796	166.4%	$7,927
1XX ASHTON OAKS DR	6,736	2024	$2,034,309	$1,124,912	$909,397	80.8%	$7,821

Data: FL DOR 2025 Final NAL roll, St. Johns County, ZIP 32092. 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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