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 32211 are overassessed?

29.4% of homes in Jacksonville ZIP 32211 (3,048 of 10,371 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 32211?

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 32211 property tax overassessment report

29.4% of homes in Jacksonville ZIP 32211 (3,048 of 10,371 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,335,886.

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

10,371

Homes in ZIP

3,048

Flagged as overassessed

29.4%

$50,963

Avg overage / home

$228,307

Typical value

~$128/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 32211

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 CLIFTON AVE	14,126	2007	$2,946,590	$1,808,128	$1,138,462	63%	$9,791
1XX N UNIVERSITY BLVD	4,317	2021	$1,643,910	$552,576	$1,091,334	197.5%	$9,385
5XXX CLIFTON RD	4,689	2010	$1,671,698	$600,192	$1,071,506	178.5%	$9,215
1XX N UNIVERSITY BLVD	3,998	1941	$1,445,558	$511,744	$933,814	182.5%	$8,031
5XXX MAGNOLIA BLUFF LN	5,177	1902	$1,457,777	$662,656	$795,121	120%	$6,838
5XXX CLIFTON RD	5,323	1999	$1,456,680	$681,344	$775,336	113.8%	$6,668
5XXX CLIFTON RD	4,689	1930	$1,364,929	$600,192	$764,737	127.4%	$6,577
5XXX CLIFTON RD	5,226	2018	$1,430,222	$668,928	$761,294	113.8%	$6,547
5XXX CLIFTON RD	5,903	1930	$1,412,269	$755,584	$656,685	86.9%	$5,647
5XXX S NOBLE CIR	3,894	1909	$1,112,857	$498,432	$614,425	123.3%	$5,284
6XXX POTTSBURG DR	5,867	2023	$1,351,387	$750,976	$600,411	80%	$5,164
5XXX CLIFTON AVE	2,805	1937	$940,341	$359,040	$581,301	161.9%	$4,999
1XXX LAWRENCE PL	3,695	1948	$1,053,003	$472,960	$580,043	122.6%	$4,988
4XX ORANGE BLUFF AVE	5,361	1882	$1,263,457	$686,208	$577,249	84.1%	$4,964
5XXX CLIFTON RD	4,710	1947	$1,175,325	$602,880	$572,445	95%	$4,923
1XXX RIO ST JOHNS DR	4,723	2022	$1,128,571	$604,544	$524,027	86.7%	$4,507
5XXX ALLEN PL	3,291	1942	$925,868	$421,248	$504,620	119.8%	$4,340
5XXX CLIFTON AVE	2,531	1957	$827,975	$323,968	$504,007	155.6%	$4,334
5XXX CLIFTON RD	2,416	1962	$778,064	$309,248	$468,816	151.6%	$4,032
5XXX CLIFTON RD	4,252	1978	$1,011,971	$544,256	$467,715	85.9%	$4,022
1XXX LAWRENCE PL	4,031	1958	$969,806	$515,968	$453,838	88%	$3,903
5XXX KENYON LN	4,036	1913	$966,330	$516,608	$449,722	87.1%	$3,868
2XXX N RIVER BLUFF RD	5,791	2005	$1,188,624	$741,248	$447,376	60.4%	$3,847
5XXX FLORAL BLUFF RD	11,011	2001	$1,854,242	$1,409,408	$444,834	31.6%	$3,826
5XX CLIFTON BLUFF LN	3,124	1981	$831,685	$399,872	$431,813	108%	$3,714

Data: FL DOR 2025 Final NAL roll, Duval County, ZIP 32211. 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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