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 32209 are overassessed?

33.3% of homes in Jacksonville ZIP 32209 (3,871 of 11,627 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 32209?

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 32209 property tax overassessment report

33.3% of homes in Jacksonville ZIP 32209 (3,871 of 11,627 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,175,550.

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

11,627

Homes in ZIP

3,871

Flagged as overassessed

33.3%

$35,312

Avg overage / home

$106,593

Typical value

~$79/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 32209

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
5XXX MONCRIEF RD	36,439	1967	$3,994,284	$2,878,681	$1,115,603	38.8%	$9,594
1XXX PRINCE ST	18,704	1960	$2,091,000	$1,477,616	$613,384	41.5%	$5,275
2XXX W 26TH ST	986	1940	$690,559	$77,894	$612,665	786.5%	$5,269
2XXX PALAFOX ST	30,960	1964	$2,900,200	$2,445,840	$454,360	18.6%	$3,907
1XXX BARNETT ST 1	7,069	1956	$757,400	$558,451	$198,949	35.6%	$1,711
1XXX BRADY ST	7,741	1960	$808,800	$611,539	$197,261	32.3%	$1,696
1XXX W BEAVER ST	2,349	1984	$380,928	$185,571	$195,357	105.3%	$1,680
1XXX W 45TH ST	4,699	2007	$557,435	$371,221	$186,214	50.2%	$1,601
1XXX CLEVELAND ST	2,693	1958	$364,806	$212,747	$152,059	71.5%	$1,308
1XXX TUSKEGEE RD	2,784	2024	$358,548	$219,936	$138,612	63%	$1,192
2XXX W 23RD ST	3,182	2023	$387,293	$251,378	$135,915	54.1%	$1,169
1XXX W 12TH ST	1,389	2021	$226,732	$109,731	$117,001	106.6%	$1,006
1XXX FRANCIS ST	2,661	1960	$325,611	$210,219	$115,392	54.9%	$992
1XXX 11TH ST	1,564	2019	$237,174	$123,556	$113,618	92%	$977
1XXX W 21ST ST	2,698	1960	$325,681	$213,142	$112,539	52.8%	$968
2XXX PLACEDA ST	1,727	2023	$248,829	$136,433	$112,396	82.4%	$967
7XXX RICHARDSON RD	1,790	2024	$250,935	$141,410	$109,525	77.5%	$942
7XXX IRVING SCOTT DR	1,923	1974	$261,430	$151,917	$109,513	72.1%	$942
2XXX ORCHARD ST	1,392	2022	$219,354	$109,968	$109,386	99.5%	$941
1XXX ALMEDA ST	1,887	2023	$258,121	$149,073	$109,048	73.2%	$938
1XXX LOGAN ST	1,218	2024	$205,219	$96,222	$108,997	113.3%	$937
2XXX PLACEDA ST	1,388	2023	$218,186	$109,652	$108,534	99%	$933
1XXX W 12TH ST	1,389	2021	$215,272	$109,731	$105,541	96.2%	$908
1XXX MCQUADE ST	1,392	2023	$213,854	$109,968	$103,886	94.5%	$893
2XXX W 1ST ST	1,403	2024	$214,087	$110,837	$103,250	93.2%	$888

Data: FL DOR 2025 Final NAL roll, Duval County, ZIP 32209. 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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