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 32561 are overassessed?

23.2% of homes in Gulf Breeze ZIP 32561 (587 of 2,534 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 Gulf Breeze ZIP 32561?

File Form DR-486 with the Santa Rosa 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.

Santa Rosa County · Gulf Breeze

ZIP 32561 property tax overassessment report

23.2% of homes in Gulf Breeze ZIP 32561 (587 of 2,534 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,593,287.

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2,534

Homes in ZIP

587

Flagged as overassessed

23.2%

$315,615

Avg overage / home

$617,960

Typical value

~$227/sqft

Your Santa Rosa County deadline

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

Santa Rosa filing guide →

Top 25 most overassessed homes in 32561

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
7XX PEAKE'S POINT DR	5,031	2018	$3,628,957	$1,142,037	$2,486,920	217.8%	$21,388
7XX PEAKE'S POINT DR	7,047	2014	$3,974,947	$1,599,669	$2,375,278	148.5%	$20,427
7X HIGHPOINT DR	8,642	1994	$4,275,259	$1,961,734	$2,313,525	117.9%	$19,896
1XXX GULF BREEZE PKWY	3,360	1970	$3,067,760	$762,720	$2,305,040	302.2%	$19,823
7XX PEAKE'S POINT DR	6,892	2005	$3,803,976	$1,564,484	$2,239,492	143.1%	$19,260
4X SHORELINE DR	7,237	2019	$3,759,515	$1,642,799	$2,116,716	128.8%	$18,204
7XX PEAKE'S POINT DR	8,461	2004	$3,804,353	$1,920,647	$1,883,706	98.1%	$16,200
7XX PEAKE'S POINT DR	7,036	2012	$3,441,254	$1,597,172	$1,844,082	115.5%	$15,859
5XX BAY CLIFFS CIR	12,604	2006	$4,670,800	$2,861,108	$1,809,692	63.3%	$15,563
1XX SHORELINE DR	10,396	2007	$4,082,574	$2,359,892	$1,722,682	73%	$14,815
7XX PEAKE'S POINT DR	6,345	1999	$3,104,811	$1,440,315	$1,664,496	115.6%	$14,315
3 COLLEY COVE DR	8,945	2024	$3,673,819	$2,030,515	$1,643,304	80.9%	$14,132
8X HIGHPOINT DR	6,024	2009	$2,925,556	$1,367,448	$1,558,108	113.9%	$13,400
3XX N SUNSET BLVD	6,626	2024	$2,993,317	$1,504,102	$1,489,215	99%	$12,807
2XX NORTHCLIFFE DR	6,911	2021	$3,050,121	$1,568,797	$1,481,324	94.4%	$12,739
7XX PEAKE'S POINT DR	4,242	2002	$2,423,351	$962,934	$1,460,417	151.7%	$12,560
5XX KENILWORTH AVE	7,864	2020	$3,210,213	$1,785,128	$1,425,085	79.8%	$12,256
5XX FAIRPOINT DR	3,199	1936	$2,113,842	$726,173	$1,387,669	191.1%	$11,934
1 BEACH DR	4,869	1950	$2,418,676	$1,105,263	$1,313,413	118.8%	$11,295
9X HIGHPOINT DR	3,848	1991	$2,183,756	$873,496	$1,310,260	150%	$11,268
7XX PEAKE'S POINT DR	5,473	1999	$2,538,184	$1,242,371	$1,295,813	104.3%	$11,144
7XX PEAKE'S POINT DR	7,991	2009	$3,100,077	$1,813,957	$1,286,120	70.9%	$11,061
4XX DEER POINT DR	6,649	1996	$2,793,267	$1,509,323	$1,283,944	85.1%	$11,042
6XX FAIRPOINT DR	2,050	1955	$1,738,868	$465,350	$1,273,518	273.7%	$10,952
6X HIGHPOINT DR	8,258	2014	$3,130,699	$1,874,566	$1,256,133	67%	$10,803

Data: FL DOR 2025 Final NAL roll, Santa Rosa County, ZIP 32561. 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 Santa RosaCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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