What is a property tax appeal?

A property tax appeal (also called a protest) is a formal process where you challenge your county appraisal district's assessed value of your home. In Texas, you file a protest with your county's Appraisal Review Board (ARB), present evidence that your home is overvalued, and the ARB issues a ruling.

What's the deadline to file a property tax protest in Texas?

In Texas, the deadline to file a property tax protest is May 15, 2026 (or 30 days after your appraisal notice is mailed, whichever is later). There are no extensions.

How much can I save by appealing my property taxes?

Texas homeowners who appeal save an average of $774 per year. Success rates range from 80-91% when homeowners bring comparable sales evidence.

What percent of homes in ZIP 32346 are overassessed?

32.7% of homes in Alligator Point ZIP 32346 (293 of 895 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 Alligator Point ZIP 32346?

File Form DR-486 with the Franklin 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.

Franklin County · Alligator Point

ZIP 32346 property tax overassessment report

32.7% of homes in Alligator Point ZIP 32346 (293 of 895 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $578,682.

Check your address →Franklin County guide

895

Homes in ZIP

293

Flagged as overassessed

32.7%

$229,654

Avg overage / home

$509,109

Typical value

~$271/sqft

Your Franklin County deadline

TRIM mailing: Mid-August 2026 · VAB petition due: 25 days after TRIM mailing (typically mid-September 2026)

Franklin filing guide →

Top 25 most overassessed homes in 32346

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
1XXX ALLIGATOR DRIVE	3,094	2014	$1,847,890	$838,474	$1,009,416	120.4%	$8,681
1XXX ALLIGATOR DR DR	4,041	2003	$2,054,372	$1,095,111	$959,261	87.6%	$8,250
1XXX ALLIGATOR DR	2,910	2007	$1,662,052	$788,610	$873,442	110.8%	$7,512
1XXX ALLIGATOR DRIVE	1,002	1973	$1,103,373	$271,542	$831,831	306.3%	$7,154
1XXX ALLIGATOR DR	1,256	1964	$1,061,068	$340,376	$720,692	211.7%	$6,198
1XXX ALLIGATOR DR	2,205	1980	$1,286,030	$597,555	$688,475	115.2%	$5,921
1XXX ALLIGATOR DR	2,135	1983	$1,247,356	$578,585	$668,771	115.6%	$5,751
1XXX ALLIGATOR DR	3,926	2000	$1,723,190	$1,063,946	$659,244	62%	$5,669
1XXX ALLIGATOR DR DR	2,900	2017	$1,441,405	$785,900	$655,505	83.4%	$5,637
1XXX ALLIGATOR DR DR	1,411	1948	$1,030,964	$382,381	$648,583	169.6%	$5,578
6XX ALLIGATOR DR	1,779	2019	$1,110,025	$482,109	$627,916	130.2%	$5,400
1XXX ALLIGATOR DR DR	2,778	2017	$1,362,847	$752,838	$610,009	81%	$5,246
1XXX ALLIGATOR DR DR	1,296	1972	$953,072	$351,216	$601,856	171.4%	$5,176
1XXX-B ALLIGATOR DR	2,201	1948	$1,177,068	$596,471	$580,597	97.3%	$4,993
1XXX ALLIGATOR DR DR	1,418	1968	$954,835	$384,278	$570,557	148.5%	$4,907
1XXX ALLIGATOR DR	1,782	1976	$1,049,023	$482,922	$566,101	117.2%	$4,868
1XXX ALLIGATOR DR	3,888	2020	$1,568,367	$1,053,648	$514,719	48.9%	$4,427
1XXX ALLIGATOR DR	1,669	1981	$957,528	$452,299	$505,229	111.7%	$4,345
1XXX-A ALLIGATOR DR	1,750	1961	$973,775	$474,250	$499,525	105.3%	$4,296
1XXX ALLIGATOR DR	3,200	2020	$1,358,840	$867,200	$491,640	56.7%	$4,228
1XXX ALLIGATOR DR	1,730	1976	$958,548	$468,830	$489,718	104.5%	$4,212
6XX ALLIGATOR DR	1,961	1952	$1,020,503	$531,431	$489,072	92%	$4,206
1XXX ALLIGATOR DR	2,135	2019	$1,053,554	$578,585	$474,969	82.1%	$4,085
1XXX ALLIGATOR DR	1,520	1982	$877,613	$411,920	$465,693	113.1%	$4,005
1XXX ALLIGATOR DR	1,985	2002	$999,624	$537,935	$461,689	85.8%	$3,971

Data: FL DOR 2025 Final NAL roll, Franklin County, ZIP 32346. 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 FranklinCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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