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 32256 are overassessed?

29.8% of homes in Jacksonville ZIP 32256 (4,987 of 16,746 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 32256?

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 32256 property tax overassessment report

29.8% of homes in Jacksonville ZIP 32256 (4,987 of 16,746 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $4,111,096.

Check my address (free) →Duval County guide

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

16,746

Homes in ZIP

4,987

Flagged as overassessed

29.8%

$95,856

Avg overage / home

$353,904

Typical value

~$162/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 32256

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
8XXX COURTYARDS LN	8,843	2009	$3,291,143	$1,432,566	$1,858,577	129.7%	$15,984
7XXX JAMES ISLAND TRL	6,685	1979	$2,941,192	$1,082,970	$1,858,222	171.6%	$15,981
1XXXX E COURTYARDS PL	6,107	2017	$2,786,323	$989,334	$1,796,989	181.6%	$15,454
8XXX COURTYARDS LN	8,489	2015	$2,688,188	$1,375,218	$1,312,970	95.5%	$11,292
8XXX E RIDING CLUB RD	6,959	2020	$2,255,775	$1,127,358	$1,128,417	100.1%	$9,704
7XXX JAMES ISLAND TRL	6,751	2018	$2,214,121	$1,093,662	$1,120,459	102.5%	$9,636
7XXX JAMES ISLAND WAY	9,725	1993	$2,665,089	$1,575,450	$1,089,639	69.2%	$9,371
7XXX COLLINS GROVE RD	4,735	2018	$1,827,147	$767,070	$1,060,077	138.2%	$9,117
7XXX JAMES ISLAND TRL	8,470	2003	$2,410,110	$1,372,140	$1,037,970	75.6%	$8,927
8XXX JAMES ISLAND TRL	9,914	1981	$2,594,656	$1,606,068	$988,588	61.6%	$8,502
1XXX OAK HAMMOCK TRL	9,819	1996	$2,574,446	$1,590,678	$983,768	61.8%	$8,460
8XXX JAMES ISLAND TRL	8,786	1996	$2,361,154	$1,423,332	$937,822	65.9%	$8,065
7XXX JAMES ISLAND WAY	7,629	2007	$2,170,848	$1,235,898	$934,950	75.6%	$8,041
7XXX JAMES ISLAND WAY	9,666	1993	$2,461,502	$1,565,892	$895,610	57.2%	$7,702
8XXX ACORN RIDGE RD	10,032	1984	$2,489,400	$1,625,184	$864,216	53.2%	$7,432
8XXX JAMES ISLAND TRL	9,039	1996	$2,312,308	$1,464,318	$847,990	57.9%	$7,293
8XXX ACORN RIDGE RD	7,904	1985	$2,119,496	$1,280,448	$839,048	65.5%	$7,216
1XXXX N WINDWARD WAY	4,829	1980	$1,617,313	$782,298	$835,015	106.7%	$7,181
8XXX ACORN RIDGE RD	8,938	1991	$2,275,993	$1,447,956	$828,037	57.2%	$7,121
7XXX JAMES ISLAND TRL	7,463	1997	$2,012,145	$1,209,006	$803,139	66.4%	$6,907
8XXX JAMES ISLAND TRL	8,016	1994	$2,084,367	$1,298,592	$785,775	60.5%	$6,758
7XXX JAMES ISLAND WAY	7,004	1996	$1,910,258	$1,134,648	$775,610	68.4%	$6,670
8XXX OAK HAMMOCK CT	8,657	1991	$2,115,616	$1,402,434	$713,182	50.9%	$6,133
8XXX STABLES RD	4,705	2022	$1,458,323	$762,210	$696,113	91.3%	$5,987
8XXX ACORN RIDGE RD	8,964	1995	$2,147,282	$1,452,168	$695,114	47.9%	$5,978

Data: FL DOR 2025 Final NAL roll, Duval County, ZIP 32256. 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.

Check my address →