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 32233 are overassessed?

31.9% of homes in Atlantic Beach ZIP 32233 (2,518 of 7,885 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 Atlantic Beach ZIP 32233?

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 · Atlantic Beach

ZIP 32233 property tax overassessment report

31.9% of homes in Atlantic Beach ZIP 32233 (2,518 of 7,885 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $10,266,900.

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

7,885

Homes in ZIP

2,518

Flagged as overassessed

31.9%

$474,117

Avg overage / home

$656,259

Typical value

~$308/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 32233

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
8XX BEACH AVE	2,512	1951	$4,711,143	$773,696	$3,937,447	508.9%	$33,862
1XXX BEACH AVE	3,613	1972	$4,869,817	$1,112,804	$3,757,013	337.6%	$32,310
1XXX BEACH AVE	3,609	1977	$4,848,456	$1,111,572	$3,736,884	336.2%	$32,137
3XX BEACH AVE	4,557	1914	$4,984,120	$1,403,556	$3,580,564	255.1%	$30,793
1XXX BEACH AVE	4,024	1931	$4,810,486	$1,239,392	$3,571,094	288.1%	$30,711
2XXX BEACH AVE	4,521	1955	$4,955,742	$1,392,468	$3,563,274	255.9%	$30,644
1XXX BEACH AVE	3,701	1932	$4,654,582	$1,139,908	$3,514,674	308.3%	$30,226
1XXX BEACH AVE	4,570	1985	$4,897,806	$1,407,560	$3,490,246	248%	$30,016
1XXX BEACH AVE	3,575	1938	$4,545,992	$1,101,100	$3,444,892	312.9%	$29,626
1XXX BEACH AVE	4,529	1938	$4,756,191	$1,394,932	$3,361,259	241%	$28,907
2XXX BEACH AVE	4,405	2013	$4,683,112	$1,356,740	$3,326,372	245.2%	$28,607
2XXX SEMINOLE REACH CT	4,352	2016	$4,611,009	$1,340,416	$3,270,593	244%	$28,127
1XXX BEACH AVE	4,715	1926	$4,718,675	$1,452,220	$3,266,455	224.9%	$28,092
4X 3RD ST	5,819	1916	$4,843,070	$1,792,252	$3,050,818	170.2%	$26,237
1XXX BEACH AVE	6,388	2008	$4,957,494	$1,967,504	$2,989,990	152%	$25,714
1XXX BEACH AVE	2,667	1935	$3,794,424	$821,436	$2,972,988	361.9%	$25,568
1XXX BEACH AVE	6,206	2008	$4,877,281	$1,911,448	$2,965,833	155.2%	$25,506
6XX BEACH AVE	4,963	1923	$4,473,175	$1,528,604	$2,944,571	192.6%	$25,323
1XXX BEACH AVE	5,196	1989	$4,524,232	$1,600,368	$2,923,864	182.7%	$25,145
1XXX BEACH AVE	4,097	1936	$4,151,278	$1,261,876	$2,889,402	229%	$24,849
1XXX BEACH AVE	3,888	1973	$4,065,095	$1,197,504	$2,867,591	239.5%	$24,661
2XXX BEACH AVE	3,433	1970	$3,906,130	$1,057,364	$2,848,766	269.4%	$24,499
1XXX BEACH AVE	3,184	1976	$3,801,714	$980,672	$2,821,042	287.7%	$24,261
1XXX BEACH AVE	4,893	1988	$4,316,846	$1,507,044	$2,809,802	186.4%	$24,164
2XXX SEMINOLE RD	2,387	1978	$3,530,150	$735,196	$2,794,954	380.2%	$24,037

Data: FL DOR 2025 Final NAL roll, Duval County, ZIP 32233. 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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