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 32095 are overassessed?

21.1% of homes in Saint Augustine ZIP 32095 (2,169 of 10,293 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 32095?

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 32095 property tax overassessment report

21.1% of homes in Saint Augustine ZIP 32095 (2,169 of 10,293 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $3,393,833.

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%

10,293

Homes in ZIP

2,169

Flagged as overassessed

21.1%

$181,942

Avg overage / home

$477,289

Typical value

~$174/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 32095

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 N RIVER DR	8,649	2015	$2,853,765	$1,504,926	$1,348,839	89.6%	$11,600
1XX HICKORY HILL DR	8,105	2024	$2,731,265	$1,410,270	$1,320,995	93.7%	$11,361
6XX SANTA TERESA CT	6,300	2017	$2,340,236	$1,096,200	$1,244,036	113.5%	$10,699
1XX HICKORY HILL DR	8,167	2016	$2,646,602	$1,421,058	$1,225,544	86.2%	$10,540
1XX HICKORY HILL DR	7,221	2007	$2,453,217	$1,256,454	$1,196,763	95.2%	$10,292
1XX HICKORY HILL DR	6,806	2014	$2,376,916	$1,184,244	$1,192,672	100.7%	$10,257
1XX HICKORY HILL DR	5,795	2016	$2,199,586	$1,008,330	$1,191,256	118.1%	$10,245
1XX MONARCH CT	8,757	2005	$2,641,194	$1,523,718	$1,117,476	73.3%	$9,610
1XX HICKORY HILL DR	8,579	2004	$2,607,498	$1,492,746	$1,114,752	74.7%	$9,587
1XX MARSHALL CREEK DR	6,150	2024	$2,175,633	$1,070,100	$1,105,533	103.3%	$9,508
1XX N RIVER DR	8,765	2005	$2,627,836	$1,525,110	$1,102,726	72.3%	$9,483
1XX MARSHALL CREEK DR	5,901	2024	$2,124,537	$1,026,774	$1,097,763	106.9%	$9,441
1XX HICKORY HILL DR	6,512	2022	$2,207,328	$1,133,088	$1,074,240	94.8%	$9,238
1XX N RIVER DR	6,524	2004	$2,177,026	$1,135,176	$1,041,850	91.8%	$8,960
1XX HICKORY HILL DR	4,812	2019	$1,872,499	$837,288	$1,035,211	123.6%	$8,903
1XX CORBATA LN	5,360	2014	$1,965,290	$932,640	$1,032,650	110.7%	$8,881
1XX HICKORY HILL DR	7,229	2005	$2,286,400	$1,257,846	$1,028,554	81.8%	$8,846
1XX LEANING TREE DR	6,357	2021	$2,128,685	$1,106,118	$1,022,567	92.4%	$8,794
1XX HICKORY HILL DR	5,866	2005	$2,037,300	$1,020,684	$1,016,616	99.6%	$8,743
7XX PROMENADE POINTE DR	5,759	2015	$2,017,699	$1,002,066	$1,015,633	101.4%	$8,734
1XX MARSHALL CREEK DR	6,524	2005	$2,145,695	$1,135,176	$1,010,519	89%	$8,690
1XX N RIVER DR	6,606	2012	$2,137,516	$1,149,444	$988,072	86%	$8,497
7XX PROMENADE POINTE DR	7,217	2006	$2,239,625	$1,255,758	$983,867	78.3%	$8,461
3XX COSTA DEL SOL DR	8,245	2020	$2,418,183	$1,434,630	$983,553	68.6%	$8,459
1XX HICKORY HILL DR	6,477	2023	$2,109,865	$1,126,998	$982,867	87.2%	$8,453

Data: FL DOR 2025 Final NAL roll, St. Johns County, ZIP 32095. 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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