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 32169 are overassessed?

29.7% of homes in New Smyrna Beach ZIP 32169 (3,314 of 11,141 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 New Smyrna Beach ZIP 32169?

File Form DR-486 with the Volusia 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.

Volusia County · New Smyrna Beach

ZIP 32169 property tax overassessment report

29.7% of homes in New Smyrna Beach ZIP 32169 (3,314 of 11,141 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $9,490,846.

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★ First 100 FL packets at $49 (62 left, then $79 starting June 1) · 30-day refund · Ownwell takes 25-35%

11,141

Homes in ZIP

3,314

Flagged as overassessed

29.7%

$333,007

Avg overage / home

$646,938

Typical value

~$415/sqft

Your Volusia County deadline

TRIM mailing: Aug 17, 2026 · VAB petition due: Sept 11, 2026

Volusia filing guide →

Top 25 most overassessed homes in 32169

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 TIDE ST	3,329	2013	$4,916,896	$1,381,535	$3,535,361	255.9%	$30,404
1XXX N PENINSULA AVE	4,233	2000	$4,945,786	$1,756,695	$3,189,091	181.5%	$27,426
6XX N PENINSULA AVE	3,710	1963	$4,643,848	$1,539,650	$3,104,198	201.6%	$26,696
1XX CRAWFORD RD	3,120	1969	$4,271,754	$1,294,800	$2,976,954	229.9%	$25,602
6XXX TURTLEMOUND RD	3,147	2022	$4,138,444	$1,306,005	$2,832,439	216.9%	$24,359
9XX N PENINSULA AVE	4,537	2009	$4,707,348	$1,882,855	$2,824,493	150%	$24,291
4XX QUAY ASSISI	5,011	2014	$4,832,263	$2,079,565	$2,752,698	132.4%	$23,673
1XX DUE EAST ST	4,260	2024	$4,519,399	$1,767,900	$2,751,499	155.6%	$23,663
5XXX S ATLANTIC AVE	5,199	2015	$4,846,328	$2,157,585	$2,688,743	124.6%	$23,123
2XXX N PENINSULA AVE	4,134	1981	$4,399,840	$1,715,610	$2,684,230	156.5%	$23,084
7XX N PENINSULA AVE	5,120	2009	$4,798,285	$2,124,800	$2,673,485	125.8%	$22,992
2XXX OCEAN DR	2,667	2012	$3,676,274	$1,106,805	$2,569,469	232.2%	$22,097
2XXX DUNE CIR	2,276	1952	$3,506,141	$944,540	$2,561,601	271.2%	$22,030
6XXX S ATLANTIC AVE	4,225	2018	$4,264,724	$1,753,375	$2,511,349	143.2%	$21,598
1XXX N PENINSULA AVE	1,568	1963	$3,148,834	$650,720	$2,498,114	383.9%	$21,484
1XXX BEACON ST	4,132	1980	$4,167,012	$1,714,780	$2,452,232	143%	$21,089
1XX DUE EAST ST	4,896	2023	$4,446,012	$2,031,840	$2,414,172	118.8%	$20,762
1XXX N PENINSULA AVE	6,233	2017	$4,992,529	$2,586,695	$2,405,834	93%	$20,690
1XXX N PENINSULA AVE	4,263	1999	$4,159,761	$1,769,145	$2,390,616	135.1%	$20,559
1XXX N PENINSULA AVE	3,527	1990	$3,852,693	$1,463,705	$2,388,988	163.2%	$20,545
1XXX N PENINSULA AVE	3,297	1953	$3,674,153	$1,368,255	$2,305,898	168.5%	$19,831
1XX SAPPHIRE RD	5,229	2004	$4,415,527	$2,170,035	$2,245,492	103.5%	$19,311
1XX CRAWFORD RD	3,734	2008	$3,785,146	$1,549,610	$2,235,536	144.3%	$19,226
2XXX OCEAN DR	6,417	1984	$4,898,541	$2,663,055	$2,235,486	83.9%	$19,225
3XX SURF ST	3,276	1956	$3,581,376	$1,359,540	$2,221,836	163.4%	$19,108

Data: FL DOR 2025 Final NAL roll, Volusia County, ZIP 32169. 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 VolusiaCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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