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 32931 are overassessed?

29.1% of homes in Cocoa Beach ZIP 32931 (2,869 of 9,843 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 Cocoa Beach ZIP 32931?

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 · Cocoa Beach

ZIP 32931 property tax overassessment report

29.1% of homes in Cocoa Beach ZIP 32931 (2,869 of 9,843 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $3,553,780.

Check my address (free) →Brevard County guide

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

9,843

Homes in ZIP

2,869

Flagged as overassessed

29.1%

$144,033

Avg overage / home

$479,982

Typical value

~$265/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 32931

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
2XX S ATLANTIC AVE	7,172	1984	$4,726,200	$1,900,580	$2,825,620	148.7%	$24,300
2XXX S ATLANTIC AVE	2,550	1973	$2,931,700	$675,750	$2,255,950	333.8%	$19,401
4XX S ATLANTIC AVE	5,081	2010	$2,952,130	$1,346,465	$1,605,665	119.3%	$13,809
2XX S ATLANTIC AVE	2,374	1949	$2,102,690	$629,110	$1,473,580	234.2%	$12,673
1XXX S ATLANTIC AVE 2	5,177	1961	$2,650,200	$1,371,905	$1,278,295	93.2%	$10,993
5XX S ATLANTIC AVE	4,928	2002	$2,552,890	$1,305,920	$1,246,970	95.5%	$10,724
5XX S ATLANTIC AVE	3,882	1957	$2,243,280	$1,028,730	$1,214,550	118.1%	$10,445
6XX S ATLANTIC AVE	2,783	1956	$1,938,610	$737,495	$1,201,115	162.9%	$10,330
4XX S ATLANTIC AVE	6,643	1996	$2,925,810	$1,760,395	$1,165,415	66.2%	$10,023
8XX S ATLANTIC AVE	4,618	1961	$2,371,740	$1,223,770	$1,147,970	93.8%	$9,873
1XX 33RD ST	3,404	1979	$2,015,800	$902,060	$1,113,740	123.5%	$9,578
4XX S ATLANTIC AVE	4,287	2006	$2,240,710	$1,136,055	$1,104,655	97.2%	$9,500
2XXX S ATLANTIC AVE	1,660	1994	$1,486,370	$439,900	$1,046,470	237.9%	$9,000
6XX S ATLANTIC AVE	1,906	1951	$1,535,150	$505,090	$1,030,060	203.9%	$8,859
5XX S ATLANTIC AVE	5,943	2015	$2,583,950	$1,574,895	$1,009,055	64.1%	$8,678
1XX S ATLANTIC AVE	2,506	2014	$1,655,570	$664,090	$991,480	149.3%	$8,527
6XX S ATLANTIC AVE	2,681	1945	$1,672,400	$710,465	$961,935	135.4%	$8,273
6XX S ATLANTIC AVE	5,465	2001	$2,385,000	$1,448,225	$936,775	64.7%	$8,056
3XX S ATLANTIC AVE	4,842	1968	$2,179,080	$1,283,130	$895,950	69.8%	$7,705
7XX S ATLANTIC AVE	4,684	1975	$2,133,580	$1,241,260	$892,320	71.9%	$7,674
8X WEST BAY DR	3,195	1953	$1,731,010	$846,675	$884,335	104.4%	$7,605
1XX S ATLANTIC AVE	2,782	1979	$1,613,640	$737,230	$876,410	118.9%	$7,537
2XXX S ATLANTIC AVE	1,669	1930	$1,312,730	$442,285	$870,445	196.8%	$7,486
4XX S ATLANTIC AVE	3,779	1955	$1,870,400	$1,001,435	$868,965	86.8%	$7,473
5XX S ATLANTIC AVE	2,321	1953	$1,478,850	$615,065	$863,785	140.4%	$7,429

Data: FL DOR 2025 Final NAL roll, Brevard County, ZIP 32931. 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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