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 32094 are overassessed?

34.8% of homes in Wellborn ZIP 32094 (293 of 842 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 Wellborn ZIP 32094?

File Form DR-486 with the Suwannee 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.

Suwannee County · Wellborn

ZIP 32094 property tax overassessment report

34.8% of homes in Wellborn ZIP 32094 (293 of 842 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $198,873.

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842

Homes in ZIP

293

Flagged as overassessed

34.8%

$78,924

Avg overage / home

$165,062

Typical value

~$89/sqft

Your Suwannee County deadline

TRIM mailing: Mid-August 2026 · VAB petition due: 25 days after TRIM mailing (typically mid-September 2026)

Suwannee filing guide →

Top 25 most overassessed homes in 32094

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
1XXXX 31ST RD	7,553	2024	$1,410,656	$672,217	$738,439	109.9%	$6,351
2XXX 130TH TERR	6,405	2007	$1,016,370	$570,045	$446,325	78.3%	$3,838
3XXX NW NOEGEL RD	5,432	1999	$802,903	$483,448	$319,455	66.1%	$2,747
1XXXX 53RD RD	6,062	1999	$856,080	$539,518	$316,562	58.7%	$2,722
3XXX 172ND ST	3,244	2020	$577,617	$288,716	$288,901	100.1%	$2,485
1XXXX CR 10A S	2,847	1998	$518,766	$253,383	$265,383	104.7%	$2,282
6XXX 148TH PL	2,788	1993	$510,369	$248,132	$262,237	105.7%	$2,255
1XXXX 53RD RD	3,848	1997	$602,029	$342,472	$259,557	75.8%	$2,232
9XXX ADAMS RD	2,610	2008	$480,203	$232,290	$247,913	106.7%	$2,132
6XXX BULB FARM RD	3,636	1988	$570,646	$323,604	$247,042	76.3%	$2,125
1XXXX CR 137	3,093	2011	$518,895	$275,277	$243,618	88.5%	$2,095
4XXX HWY 90	2,418	2001	$447,365	$215,202	$232,163	107.9%	$1,997
5XX NW RIDGE GLN	3,653	2004	$545,358	$325,117	$220,241	67.7%	$1,894
1XXXX CR 49	3,017	2004	$479,680	$268,513	$211,167	78.6%	$1,816
4XXX 166TH PL	1,994	2024	$379,699	$177,466	$202,233	114%	$1,739
1XXXX 41ST PL	2,442	2023	$415,476	$217,338	$198,138	91.2%	$1,704
9XXX ADAMS RD	4,588	1902	$603,633	$408,332	$195,301	47.8%	$1,680
1XXXX CR 137	3,128	1996	$471,604	$278,392	$193,212	69.4%	$1,662
1XXXX 71ST PASS	2,264	2023	$391,982	$201,496	$190,486	94.5%	$1,638
1XXXX 39TH PL	2,108	2000	$377,323	$187,612	$189,711	101.1%	$1,632
1XXXX 35TH PL	3,352	2006	$487,879	$298,328	$189,551	63.5%	$1,630
5XX NW FLEMING LN	2,495	2003	$406,019	$222,055	$183,964	82.8%	$1,582
3XXX 204TH TERR	2,051	2000	$365,732	$182,539	$183,193	100.4%	$1,575
4XXX 100TH ST	2,783	2007	$428,186	$247,687	$180,499	72.9%	$1,552
1XXXX CR 137	3,151	2000	$459,894	$280,439	$179,455	64%	$1,543

Data: FL DOR 2025 Final NAL roll, Suwannee County, ZIP 32094. 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 SuwanneeCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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