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 32204 are overassessed?

34.6% of homes in Jacksonville ZIP 32204 (768 of 2,220 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 Jacksonville ZIP 32204?

File Form DR-486 with the Duval 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.

Duval County · Jacksonville

ZIP 32204 property tax overassessment report

34.6% of homes in Jacksonville ZIP 32204 (768 of 2,220 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $978,077.

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

2,220

Homes in ZIP

768

Flagged as overassessed

34.6%

$148,086

Avg overage / home

$368,240

Typical value

~$180/sqft

Your Duval County deadline

TRIM mailing: Aug 14, 2026 · VAB petition due: Sept 8, 2026

Duval filing guide →

Top 25 most overassessed homes in 32204

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
2XXX RIVERSIDE AVE 1203	3,725	2005	$1,930,000	$670,500	$1,259,500	187.8%	$10,832
2XXX RIVERSIDE AVE 1204	3,725	2005	$1,930,000	$670,500	$1,259,500	187.8%	$10,832
2XXX RIVERSIDE AVE 101	3,250	2005	$1,684,000	$585,000	$1,099,000	187.9%	$9,451
2XXX RIVERSIDE AVE 106	3,250	2005	$1,684,000	$585,000	$1,099,000	187.9%	$9,451
2XXX RIVERSIDE AVE 1001	5,525	2005	$2,031,000	$994,500	$1,036,500	104.2%	$8,914
2XXX RIVERSIDE AVE 1006	5,525	2005	$2,031,000	$994,500	$1,036,500	104.2%	$8,914
2XXX RIVERSIDE AVE 102	3,000	2005	$1,479,450	$540,000	$939,450	174%	$8,079
2XXX RIVER BLVD	3,625	1922	$1,576,758	$652,500	$924,258	141.6%	$7,949
2XXX RIVER BLVD	8,952	1929	$2,511,635	$1,611,360	$900,275	55.9%	$7,742
2XXX RIVERSIDE AVE 105	3,000	2005	$1,409,000	$540,000	$869,000	160.9%	$7,473
2XXX RIVERSIDE AVE 1102	2,935	2005	$1,391,250	$528,300	$862,950	163.3%	$7,421
2XXX RIVERSIDE AVE 1105	2,935	2005	$1,325,000	$528,300	$796,700	150.8%	$6,852
2XXX RIVERSIDE AVE 1202	2,935	2005	$1,325,000	$528,300	$796,700	150.8%	$6,852
2XXX RIVERSIDE AVE 1205	2,935	2005	$1,325,000	$528,300	$796,700	150.8%	$6,852
2XXX RIVERSIDE AVE 206	3,250	2005	$1,336,650	$585,000	$751,650	128.5%	$6,464
2XXX RIVERSIDE AVE 401	3,250	2005	$1,336,650	$585,000	$751,650	128.5%	$6,464
2XXX RIVERSIDE AVE 906	3,250	2005	$1,336,650	$585,000	$751,650	128.5%	$6,464
2XXX RIVERSIDE AVE 201	3,250	2005	$1,273,000	$585,000	$688,000	117.6%	$5,917
2XXX RIVERSIDE AVE 301	3,250	2005	$1,273,000	$585,000	$688,000	117.6%	$5,917
2XXX RIVERSIDE AVE 306	3,250	2005	$1,273,000	$585,000	$688,000	117.6%	$5,917
2XXX RIVERSIDE AVE 406	3,250	2005	$1,273,000	$585,000	$688,000	117.6%	$5,917
2XXX RIVERSIDE AVE 501	3,250	2005	$1,273,000	$585,000	$688,000	117.6%	$5,917
2XXX RIVERSIDE AVE 506	3,250	2005	$1,273,000	$585,000	$688,000	117.6%	$5,917
2XXX RIVERSIDE AVE 601	3,250	2005	$1,273,000	$585,000	$688,000	117.6%	$5,917
2XXX RIVERSIDE AVE 606	3,250	2005	$1,273,000	$585,000	$688,000	117.6%	$5,917

Data: FL DOR 2025 Final NAL roll, Duval County, ZIP 32204. 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 DuvalCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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