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 32266 are overassessed?

23% of homes in Neptune Beach ZIP 32266 (613 of 2,667 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 Neptune Beach ZIP 32266?

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 · Neptune Beach

ZIP 32266 property tax overassessment report

23% of homes in Neptune Beach ZIP 32266 (613 of 2,667 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $2,357,487.

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

2,667

Homes in ZIP

613

Flagged as overassessed

23%

$447,188

Avg overage / home

$759,802

Typical value

~$330/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 32266

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
3XX OCEANFRONT	3,494	1940	$4,263,086	$1,153,020	$3,110,066	269.7%	$26,747
1XX PINE ST	3,134	1901	$3,956,906	$1,034,220	$2,922,686	282.6%	$25,135
1XXX STRAND ST	3,285	1983	$3,937,130	$1,084,050	$2,853,080	263.2%	$24,536
3XX OCEANFRONT	4,512	1946	$4,217,362	$1,488,960	$2,728,402	183.2%	$23,464
5XX OCEANFRONT	3,337	1924	$3,805,425	$1,101,210	$2,704,215	245.6%	$23,256
5XX OCEANFRONT	3,549	2020	$3,848,405	$1,171,170	$2,677,235	228.6%	$23,024
9XX OCEANFRONT	6,058	1931	$4,608,004	$1,999,140	$2,608,864	130.5%	$22,436
2XX OCEANFRONT	4,705	1923	$4,157,357	$1,552,650	$2,604,707	167.8%	$22,400
1XX PALM PL	4,359	1934	$3,978,815	$1,438,470	$2,540,345	176.6%	$21,847
1XXX OCEANFRONT	3,972	1962	$3,822,968	$1,310,760	$2,512,208	191.7%	$21,605
5XX OCEANFRONT	2,944	1924	$3,396,364	$971,520	$2,424,844	249.6%	$20,854
1XXX STRAND ST	3,140	2002	$3,397,895	$1,036,200	$2,361,695	227.9%	$20,311
2XX OCEANFRONT	2,835	1938	$3,261,150	$935,550	$2,325,600	248.6%	$20,000
8XX OCEAN FRONT	4,014	1937	$3,639,624	$1,324,620	$2,315,004	174.8%	$19,909
1XX OAK ST	2,513	1924	$3,135,016	$829,290	$2,305,726	278%	$19,829
1XXX OCEANFRONT	5,067	1938	$3,976,530	$1,672,110	$2,304,420	137.8%	$19,818
1XXX STRAND ST	4,408	2014	$3,751,789	$1,454,640	$2,297,149	157.9%	$19,755
1XX NORTH ST	2,708	1930	$3,152,888	$893,640	$2,259,248	252.8%	$19,430
1XX MAGNOLIA ST	3,988	1937	$3,549,135	$1,316,040	$2,233,095	169.7%	$19,205
2XX MIDWAY ST	3,499	1940	$3,361,787	$1,154,670	$2,207,117	191.1%	$18,981
1XX BAY ST	4,622	2018	$3,719,384	$1,525,260	$2,194,124	143.9%	$18,869
6XX OCEANFRONT	4,113	1922	$3,549,493	$1,357,290	$2,192,203	161.5%	$18,853
9XX OCEANFRONT	4,210	1989	$3,579,674	$1,389,300	$2,190,374	157.7%	$18,837
1XXX STRAND ST	3,015	1965	$3,063,310	$994,950	$2,068,360	207.9%	$17,788
1XX BOWLES ST	6,004	1933	$4,044,996	$1,981,320	$2,063,676	104.2%	$17,748

Data: FL DOR 2025 Final NAL roll, Duval County, ZIP 32266. 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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