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 32578 are overassessed?

24.5% of homes in Niceville ZIP 32578 (3,389 of 13,843 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 Niceville ZIP 32578?

File Form DR-486 with the Okaloosa 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.

Okaloosa County · Niceville

ZIP 32578 property tax overassessment report

24.5% of homes in Niceville ZIP 32578 (3,389 of 13,843 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $4,419,228.

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

13,843

Homes in ZIP

3,389

Flagged as overassessed

24.5%

$151,627

Avg overage / home

$413,463

Typical value

~$168/sqft

Your Okaloosa County deadline

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

Okaloosa filing guide →

Top 25 most overassessed homes in 32578

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
6 LANMAN RD	10,153	2006	$3,583,864	$1,705,704	$1,878,160	110.1%	$16,152
6 BLUEWATER POINT DR	8,319	2017	$3,163,765	$1,397,592	$1,766,173	126.4%	$15,189
4 SUNSET BEACH PL	8,106	2006	$2,970,169	$1,361,808	$1,608,361	118.1%	$13,832
4XX EVANS RD	7,742	2008	$2,791,852	$1,300,656	$1,491,196	114.6%	$12,824
4XX EVANS	7,013	2011	$2,580,463	$1,178,184	$1,402,279	119%	$12,060
1XX DOLPHIN POINT RD	5,101	2017	$2,150,128	$856,968	$1,293,160	150.9%	$11,121
6 SUNSET BEACH PL	6,539	1999	$2,378,980	$1,098,552	$1,280,428	116.6%	$11,012
2XXX EDGEWATER DR	7,955	1994	$2,568,419	$1,336,440	$1,231,979	92.2%	$10,595
8XX WEEDEN ISLAND DR	6,253	2002	$2,185,755	$1,050,504	$1,135,251	108.1%	$9,763
9XX LIDO CIR W	4,667	2023	$1,910,691	$784,056	$1,126,635	143.7%	$9,689
9XX W LIDO CIR	9,412	2007	$2,697,941	$1,581,216	$1,116,725	70.6%	$9,604
8XX WEEDEN ISLAND DR	6,500	2018	$2,206,926	$1,092,000	$1,114,926	102.1%	$9,588
5XX RANA LN	4,559	1998	$1,861,168	$765,912	$1,095,256	143%	$9,419
1X LANMAN RD	4,973	2005	$1,910,481	$835,464	$1,075,017	128.7%	$9,245
1XXX WINDWARD LN	5,732	1989	$2,028,561	$962,976	$1,065,585	110.7%	$9,164
2XX BAYWIND DR	5,813	2022	$2,030,051	$976,584	$1,053,467	107.9%	$9,060
1X SUNSET BEACH PL	10,116	1996	$2,745,570	$1,699,488	$1,046,082	61.6%	$8,996
1XX BAHIA VISTA DR	7,250	2023	$2,256,576	$1,218,000	$1,038,576	85.3%	$8,932
1X BLUEWATER POINT DR	8,169	2020	$2,398,494	$1,372,392	$1,026,102	74.8%	$8,824
1XX BAYOU DR	5,999	2005	$2,009,575	$1,007,832	$1,001,743	99.4%	$8,615
2XX YACHT CLUB DR	5,435	2003	$1,914,209	$913,080	$1,001,129	109.6%	$8,610
4XXX GIANNA WAY	3,508	2021	$1,590,277	$589,344	$1,000,933	169.8%	$8,608
1XX DANA PT	4,722	1994	$1,788,913	$793,296	$995,617	125.5%	$8,562
1XXX WINDWARD CIR	5,268	2003	$1,879,639	$885,024	$994,615	112.4%	$8,554
4XXX GIANNA WAY	4,629	2019	$1,763,837	$777,672	$986,165	126.8%	$8,481

Data: FL DOR 2025 Final NAL roll, Okaloosa County, ZIP 32578. 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 OkaloosaCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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