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 32254 are overassessed?

34.2% of homes in Jacksonville ZIP 32254 (1,898 of 5,547 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 32254?

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 32254 property tax overassessment report

34.2% of homes in Jacksonville ZIP 32254 (1,898 of 5,547 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $674,922.

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

5,547

Homes in ZIP

1,898

Flagged as overassessed

34.2%

$41,348

Avg overage / home

$126,606

Typical value

~$93/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 32254

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 DAHLIA RD	8,537	2004	$1,047,929	$793,941	$253,988	32%	$2,184
5XXX STUART AVE	810	1958	$307,085	$75,330	$231,755	307.7%	$1,993
1XXX MELSON AVE	2,393	1926	$437,451	$222,549	$214,902	96.6%	$1,848
6XXX PICKETTVILLE RD	4,330	2006	$609,927	$402,690	$207,237	51.5%	$1,782
2XXX N EDGEWOOD AVE	1,499	1939	$316,109	$139,407	$176,702	126.8%	$1,520
1XXX N LANE AVE	2,197	1945	$369,821	$204,321	$165,500	81%	$1,423
3XX DENNARD AVE	1,728	1958	$305,209	$160,704	$144,505	89.9%	$1,243
6XXX HORSESHOE DR	2,161	1953	$341,863	$200,973	$140,890	70.1%	$1,212
3XXX TABERNACLE LN	959	1956	$222,898	$89,187	$133,711	149.9%	$1,150
6XX DETROIT ST	5,406	1960	$628,336	$502,758	$125,578	25%	$1,080
1XX MONTE ST	672	1977	$185,592	$62,496	$123,096	197%	$1,059
5XXX PICKETTVILLE RD	2,393	1939	$339,716	$222,549	$117,167	52.6%	$1,008
2XXX N EDGEWOOD AVE	1,202	1931	$221,123	$111,786	$109,337	97.8%	$940
5XXX COMMONWEALTH AVE	961	1942	$198,204	$89,373	$108,831	121.8%	$936
1XX PASADENA ST	780	2021	$178,452	$72,540	$105,912	146%	$911
3XXX W 19TH ST	1,823	2024	$274,057	$169,539	$104,518	61.6%	$899
3XXX LOREE ST	2,880	1927	$370,790	$267,840	$102,950	38.4%	$885
2XXX N EDGEWOOD AVE	1,808	1934	$271,076	$168,144	$102,932	61.2%	$885
3XXX GREENBRIER DR	2,146	2023	$300,347	$199,578	$100,769	50.5%	$867
2XXX W 12TH ST	2,335	1954	$316,283	$217,155	$99,128	45.6%	$853
5XXX HIGHWAY AVE	2,677	2024	$347,987	$248,961	$99,026	39.8%	$852
5XXX POTOMAC AVE	2,066	2024	$290,432	$192,138	$98,294	51.2%	$845
3XXX OLD KINGS RD	1,228	1919	$207,719	$114,204	$93,515	81.9%	$804
3XXX LOWELL AVE	1,357	2020	$218,929	$126,201	$92,728	73.5%	$797
5XXX POTOMAC AVE	2,066	2024	$282,960	$192,138	$90,822	47.3%	$781

Data: FL DOR 2025 Final NAL roll, Duval County, ZIP 32254. 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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