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 32259 are overassessed?

17.5% of homes in Saint Johns ZIP 32259 (4,356 of 24,832 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 Saint Johns ZIP 32259?

File Form DR-486 with the St. Johns 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.

St. Johns County · Saint Johns

ZIP 32259 property tax overassessment report

17.5% of homes in Saint Johns ZIP 32259 (4,356 of 24,832 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $5,592,922.

Check my address (free) →St. Johns County guide

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

24,832

Homes in ZIP

4,356

Flagged as overassessed

17.5%

$149,297

Avg overage / home

$502,157

Typical value

~$170/sqft

Your St. Johns County deadline

TRIM mailing: Aug 17, 2026 · VAB petition due: Sept 11, 2026

St. Johns filing guide →

Top 25 most overassessed homes in 32259

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 STATE ROAD 13	12,103	2017	$4,903,350	$2,057,510	$2,845,840	138.3%	$24,474
3X LAGO MAR WAY	8,290	2024	$4,040,410	$1,409,300	$2,631,110	186.7%	$22,628
3XXX STATE ROAD 13	9,184	2005	$3,893,794	$1,561,280	$2,332,514	149.4%	$20,060
3XXX BISHOP ESTATES RD	7,297	2017	$3,239,668	$1,240,490	$1,999,178	161.2%	$17,193
1XXX FRUIT COVE TER	6,671	2020	$3,129,608	$1,134,070	$1,995,538	176%	$17,162
1XXX POPOLEE ROAD EXT	8,488	1954	$3,265,188	$1,442,960	$1,822,228	126.3%	$15,671
1XXX FRUIT COVE TER	7,068	2000	$3,004,505	$1,201,560	$1,802,945	150.1%	$15,505
3XXX STATE ROAD 13	8,089	1991	$3,144,766	$1,375,130	$1,769,636	128.7%	$15,219
3XXX STATE ROAD 13	10,163	2012	$3,394,633	$1,727,710	$1,666,923	96.5%	$14,336
1XXX BISHOP ESTATES RD	7,042	2016	$2,850,205	$1,197,140	$1,653,065	138.1%	$14,216
3XXX STATE ROAD 13	8,701	2017	$3,079,511	$1,479,170	$1,600,341	108.2%	$13,763
1XXX FRUIT COVE RD	7,220	1996	$2,753,820	$1,227,400	$1,526,420	124.4%	$13,127
3XX POPO PT	6,883	2024	$2,687,513	$1,170,110	$1,517,403	129.7%	$13,050
2XXX STATE ROAD 13	12,284	2014	$3,588,024	$2,088,280	$1,499,744	71.8%	$12,898
2XXX BISHOP ESTATES RD	3,691	2008	$2,104,800	$627,470	$1,477,330	235.4%	$12,705
2XXX STATE ROAD 13	2,484	1955	$1,814,099	$422,280	$1,391,819	329.6%	$11,970
2XXX BISHOP ESTATES RD	4,404	1945	$2,066,808	$748,680	$1,318,128	176.1%	$11,336
2XXX BISHOP ESTATES RD	1,908	1949	$1,632,108	$324,360	$1,307,748	403.2%	$11,247
3XX RIVER EDGE LN	1,358	2019	$1,518,878	$230,860	$1,288,018	557.9%	$11,077
8XX FRUIT COVE RD	5,737	1989	$2,229,502	$975,290	$1,254,212	128.6%	$10,786
2XXX BISHOP ESTATES RD	6,053	2018	$2,275,679	$1,029,010	$1,246,669	121.2%	$10,721
1XXX BISHOP ESTATES RD	4,167	1999	$1,904,851	$708,390	$1,196,461	168.9%	$10,290
1XXX STATE ROAD 13	3,889	1972	$1,834,144	$661,130	$1,173,014	177.4%	$10,088
4XX POPO PT	5,366	2024	$2,083,352	$912,220	$1,171,132	128.4%	$10,072
3XX POPO PT	7,151	2023	$2,381,479	$1,215,670	$1,165,809	95.9%	$10,026

Data: FL DOR 2025 Final NAL roll, St. Johns County, ZIP 32259. 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 St. JohnsCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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