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 32904 are overassessed?

22.6% of homes in West Melbourne ZIP 32904 (2,873 of 12,688 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 West Melbourne ZIP 32904?

File Form DR-486 with the Brevard 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.

Brevard County · West Melbourne

ZIP 32904 property tax overassessment report

22.6% of homes in West Melbourne ZIP 32904 (2,873 of 12,688 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,494,428.

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

12,688

Homes in ZIP

2,873

Flagged as overassessed

22.6%

$60,484

Avg overage / home

$318,088

Typical value

~$127/sqft

Your Brevard County deadline

TRIM mailing: Aug 14, 2026 · VAB petition due: Sept 8, 2026

Brevard filing guide →

Top 25 most overassessed homes in 32904

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
3XXX HIELD RD	11,437	2023	$2,622,910	$1,452,499	$1,170,411	80.6%	$10,066
3XXX W FLORIDA AVE	9,919	2006	$1,924,660	$1,259,713	$664,947	52.8%	$5,719
5XXX HIGHWAY 192	2,832	1982	$919,810	$359,664	$560,146	155.7%	$4,817
1XXX B J LN	2,417	1999	$852,810	$306,959	$545,851	177.8%	$4,694
3XXX W FLORIDA AVE	13,935	2002	$2,128,470	$1,769,745	$358,725	20.3%	$3,085
4XXX LITTLE GREY LN	4,900	2001	$980,490	$622,300	$358,190	57.6%	$3,080
6XXX SOUTH DR	5,121	2007	$987,660	$650,367	$337,293	51.9%	$2,901
6XXX FLAMINGO RD	3,897	2021	$760,430	$494,919	$265,511	53.6%	$2,283
7XXX LIVINGSTONE LN	2,552	2019	$585,440	$324,104	$261,336	80.6%	$2,247
3XXX W FLORIDA AVE	2,432	1945	$561,460	$308,864	$252,596	81.8%	$2,172
2XX CAMPBELL DR	6,581	1952	$1,087,060	$835,787	$251,273	30.1%	$2,161
7XXX HELEN ST	3,451	2004	$689,310	$438,277	$251,033	57.3%	$2,159
2XXX GREEN ST	2,450	1992	$559,380	$311,150	$248,230	79.8%	$2,135
3XX KELLEY LN	2,672	1955	$584,460	$339,344	$245,116	72.2%	$2,108
4XXX CHICAGO AVE	2,084	1969	$504,620	$264,668	$239,952	90.7%	$2,064
2XXX SEMINOLE BLVD	6,933	2020	$1,117,580	$880,491	$237,089	26.9%	$2,039
3XXX HIELD RD	4,528	2015	$811,040	$575,056	$235,984	41%	$2,029
2XXX RANCH RD	3,479	2000	$675,810	$441,833	$233,977	53%	$2,012
7XX CAJEPUT CIR	2,288	1959	$519,270	$290,576	$228,694	78.7%	$1,967
4XXX ALYSSA LN	3,685	1999	$695,580	$467,995	$227,585	48.6%	$1,957
6XX WEST PINE RD	4,171	2008	$752,470	$529,717	$222,753	42.1%	$1,916
2XXX BRANDYWINE LN	2,088	1968	$485,500	$265,176	$220,324	83.1%	$1,895
3XXX W NEW HAVEN AVE	2,841	1998	$580,710	$360,807	$219,903	60.9%	$1,891
5XXX LIVE OAK AVE	1,350	1954	$389,220	$171,450	$217,770	127%	$1,873
1XXX ITALIA CT	3,682	2016	$685,290	$467,614	$217,676	46.6%	$1,872

Data: FL DOR 2025 Final NAL roll, Brevard County, ZIP 32904. 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 BrevardCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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