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 32246 are overassessed?

22.4% of homes in Jacksonville ZIP 32246 (3,905 of 17,472 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 32246?

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 32246 property tax overassessment report

22.4% of homes in Jacksonville ZIP 32246 (3,905 of 17,472 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $3,195,122.

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

17,472

Homes in ZIP

3,905

Flagged as overassessed

22.4%

$95,141

Avg overage / home

$309,442

Typical value

~$165/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 32246

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
1XXXX KAVAL CT	6,776	2017	$1,783,328	$1,118,040	$665,288	59.5%	$5,721
2XXX MARMARIS DR	5,784	2018	$1,611,008	$954,360	$656,648	68.8%	$5,647
2XXX KARATAS CT	5,363	2020	$1,528,954	$884,895	$644,059	72.8%	$5,539
2XXX MARMARIS DR	5,429	2020	$1,530,979	$895,785	$635,194	70.9%	$5,463
2XXX MARMARIS DR	5,932	2018	$1,601,731	$978,780	$622,951	63.6%	$5,357
2XXX KARATAS CT	5,537	2019	$1,525,663	$913,605	$612,058	67%	$5,264
2XXX MARMARIS DR	4,499	2022	$1,341,944	$742,335	$599,609	80.8%	$5,157
2XXX MARMARIS DR	5,897	2020	$1,571,941	$973,005	$598,936	61.6%	$5,151
2XXX CASSIA LN	5,964	2022	$1,553,591	$984,060	$569,531	57.9%	$4,898
2XXX CASSIA LN	4,376	2021	$1,270,656	$722,040	$548,616	76%	$4,718
2XXX CASSIA LN	4,147	2021	$1,217,611	$684,255	$533,356	77.9%	$4,587
2XXX S ST JOHNS BLUFF RD	992	1964	$693,861	$163,680	$530,181	323.9%	$4,560
2XXX MARMARIS DR	4,534	2020	$1,276,343	$748,110	$528,233	70.6%	$4,543
2XXX KARATAS CT	3,679	2020	$1,124,565	$607,035	$517,530	85.3%	$4,451
3XXX SPIRO CIR	4,484	2024	$1,255,038	$739,860	$515,178	69.6%	$4,431
2XXX CASSIA LN	5,995	2023	$1,490,665	$989,175	$501,490	50.7%	$4,313
2XXX CASSIA LN	3,440	2022	$1,061,679	$567,600	$494,079	87%	$4,249
2XXX CASSIA LN	3,722	2021	$1,104,801	$614,130	$490,671	79.9%	$4,220
3XXX BARI CT	4,650	2016	$1,251,179	$767,250	$483,929	63.1%	$4,162
3XXX SPIRO CIR	3,711	2024	$1,093,182	$612,315	$480,867	78.5%	$4,135
3XXX SPIRO CIR	4,600	2023	$1,235,361	$759,000	$476,361	62.8%	$4,097
3XXX SPIRO CIR	3,786	2024	$1,093,951	$624,690	$469,261	75.1%	$4,036
3XXX SPIRO CIR	3,661	2024	$1,052,689	$604,065	$448,624	74.3%	$3,858
2XXX KARATAS CT	3,490	2020	$1,021,355	$575,850	$445,505	77.4%	$3,831
3XXX SPIRO CIR	3,704	2023	$1,052,538	$611,160	$441,378	72.2%	$3,796

Data: FL DOR 2025 Final NAL roll, Duval County, ZIP 32246. 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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