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 32257 are overassessed?

17.7% of homes in Jacksonville ZIP 32257 (2,304 of 13,021 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 32257?

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 32257 property tax overassessment report

17.7% of homes in Jacksonville ZIP 32257 (2,304 of 13,021 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $2,260,726.

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

13,021

Homes in ZIP

2,304

Flagged as overassessed

17.7%

$114,095

Avg overage / home

$330,505

Typical value

~$155/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 32257

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
9XXX KINGS COLONY RD	6,324	2007	$4,391,838	$980,220	$3,411,618	348%	$29,340
1XXXX SCOTT MILL RD	9,144	2003	$4,536,552	$1,417,320	$3,119,232	220.1%	$26,825
3XXX N BEAUCLERC CIR	11,119	1993	$4,746,854	$1,723,445	$3,023,409	175.4%	$26,001
3XXX N BEAUCLERC CIR	8,390	2024	$3,905,353	$1,300,450	$2,604,903	200.3%	$22,402
3XXX N BEAUCLERC CIR	8,245	2006	$3,297,109	$1,277,975	$2,019,134	158%	$17,365
3XXX N BEAUCLERC CIR	5,788	1958	$2,903,858	$897,140	$2,006,718	223.7%	$17,258
3XXX W BEAUCLERC WOOD LN	6,875	2020	$3,021,384	$1,065,625	$1,955,759	183.5%	$16,820
2XXX FOREST CIR	9,284	1998	$3,268,003	$1,439,020	$1,828,983	127.1%	$15,729
3XXX BEAUCLERC RD	6,986	2024	$2,890,735	$1,082,830	$1,807,905	167%	$15,548
2XXX FOREST CIR	7,945	2016	$2,961,162	$1,231,475	$1,729,687	140.5%	$14,875
3XXX FRONT RD	6,518	1996	$2,737,657	$1,010,290	$1,727,367	171%	$14,855
2XXX FOREST CIR	7,511	2008	$2,828,196	$1,164,205	$1,663,991	142.9%	$14,310
3XXX W BEAUCLERC WOOD LN	7,526	1995	$2,829,636	$1,166,530	$1,663,106	142.6%	$14,303
2XXX BEAUCLERC RD	7,426	1990	$2,789,927	$1,151,030	$1,638,897	142.4%	$14,095
2XXX FOREST POINT CT	7,407	2015	$2,779,400	$1,148,085	$1,631,315	142.1%	$14,029
9XXX W BEAUCLERC CIR	11,000	2004	$3,327,300	$1,705,000	$1,622,300	95.1%	$13,952
3XXX W BEAUCLERC WOOD LN	5,846	2020	$2,490,375	$906,130	$1,584,245	174.8%	$13,625
2XXX FOREST CIR	5,073	2022	$2,267,846	$786,315	$1,481,531	188.4%	$12,741
1XXXX W CLYDESDALE DR	4,756	1996	$2,213,054	$737,180	$1,475,874	200.2%	$12,693
3XXX FRONT RD	7,823	2016	$2,668,033	$1,212,565	$1,455,468	120%	$12,517
2XXX FOREST CIR	8,743	2002	$2,804,127	$1,355,165	$1,448,962	106.9%	$12,461
2XXX KELSEY PL	8,643	2017	$2,754,101	$1,339,665	$1,414,436	105.6%	$12,164
3XXX FOREST CIR	5,335	2019	$2,215,682	$826,925	$1,388,757	167.9%	$11,943
9XXX SCOTT MILL RD	4,380	1954	$2,060,964	$678,900	$1,382,064	203.6%	$11,886
2XXX FOREST CIR	12,442	2017	$3,280,139	$1,928,510	$1,351,629	70.1%	$11,624

Data: FL DOR 2025 Final NAL roll, Duval County, ZIP 32257. 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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