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 32504 are overassessed?

28.6% of homes in Pensacola ZIP 32504 (2,509 of 8,787 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 Pensacola ZIP 32504?

File Form DR-486 with the Escambia 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.

Escambia County · Pensacola

ZIP 32504 property tax overassessment report

28.6% of homes in Pensacola ZIP 32504 (2,509 of 8,787 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,590,035.

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

8,787

Homes in ZIP

2,509

Flagged as overassessed

28.6%

$73,690

Avg overage / home

$254,694

Typical value

~$123/sqft

Your Escambia County deadline

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

Escambia filing guide →

Top 25 most overassessed homes in 32504

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
4XXX SCENIC HWY	12,153	2003	$2,811,934	$1,494,819	$1,317,115	88.1%	$11,327
6XXX SCENIC HWY	7,751	2002	$2,075,008	$953,373	$1,121,635	117.6%	$9,646
6XXX SCENIC HWY	5,842	1999	$1,686,787	$718,566	$968,221	134.7%	$8,327
4XXX CASTAYLS	9,598	1970	$2,038,255	$1,180,554	$857,701	72.7%	$7,376
4XXX MONTALVO DR	8,018	2012	$1,826,108	$986,214	$839,894	85.2%	$7,223
4XXX ANDRADE	4,314	1966	$1,355,185	$530,622	$824,563	155.4%	$7,091
7XXX SCENIC HWY	6,625	2009	$1,550,079	$814,875	$735,204	90.2%	$6,323
3XXX SCENIC HWY	8,857	2021	$1,802,495	$1,089,411	$713,084	65.5%	$6,133
4XXX CANOPY RD	5,400	1996	$1,348,548	$664,200	$684,348	103%	$5,885
5XXX SCENIC HWY	5,328	2023	$1,339,599	$655,344	$684,255	104.4%	$5,885
4XXX SCENIC HWY	5,036	1966	$1,223,110	$619,428	$603,682	97.5%	$5,192
4XXX MONTALVO DR	4,228	2024	$1,088,123	$520,044	$568,079	109.2%	$4,885
3XXX SCENIC HWY	6,323	2019	$1,341,791	$777,729	$564,062	72.5%	$4,851
1XXX AIRPORT BLVD #1	26,396	2005	$3,809,900	$3,246,708	$563,192	17.3%	$4,843
5XXX BAYOU BLVD	22,551	2010	$3,315,216	$2,773,773	$541,443	19.5%	$4,656
4XXX MANOLETE ST	6,636	1978	$1,356,030	$816,228	$539,802	66.1%	$4,642
3XXX SCENIC HWY	5,073	2015	$1,148,534	$623,979	$524,555	84.1%	$4,511
4XXX DEVEREUX DR	4,982	1991	$1,134,639	$612,786	$521,853	85.2%	$4,488
4XXX BOHEMIA DR	5,827	2007	$1,233,445	$716,721	$516,724	72.1%	$4,444
4XXX MONTALVO	5,757	1993	$1,200,696	$708,111	$492,585	69.6%	$4,236
4XXX CASTAYLS	7,883	1967	$1,450,461	$969,609	$480,852	49.6%	$4,135
1XXX AIRPORT BLVD	19,902	2005	$2,918,807	$2,447,946	$470,861	19.2%	$4,049
4XXX CANOPY RD	5,851	1989	$1,184,587	$719,673	$464,914	64.6%	$3,998
4XXX MONTALVO	5,416	1972	$1,128,120	$666,168	$461,952	69.3%	$3,973
4XXX DEVEREUX TER	4,594	2020	$1,024,470	$565,062	$459,408	81.3%	$3,951

Data: FL DOR 2025 Final NAL roll, Escambia County, ZIP 32504. 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 EscambiaCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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