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 32934 are overassessed?

22.9% of homes in Melbourne ZIP 32934 (1,381 of 6,027 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 Melbourne ZIP 32934?

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 · Melbourne

ZIP 32934 property tax overassessment report

22.9% of homes in Melbourne ZIP 32934 (1,381 of 6,027 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,428,077.

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

6,027

Homes in ZIP

1,381

Flagged as overassessed

22.9%

$120,243

Avg overage / home

$442,607

Typical value

~$138/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 32934

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
2XXX TURTLE MOUND RD	10,596	1993	$2,610,890	$1,462,248	$1,148,642	78.6%	$9,878
4XXX LAKE WASHINGTON RD	6,752	2019	$1,982,920	$931,776	$1,051,144	112.8%	$9,040
2XXX WOODS LN	11,084	2014	$2,377,360	$1,529,592	$847,768	55.4%	$7,291
5XXX WILLOUGHBY DR	5,833	2019	$1,638,020	$804,954	$833,066	103.5%	$7,164
5XXX WILLOUGHBY DR	8,258	2002	$1,918,950	$1,139,604	$779,346	68.4%	$6,702
5XXX WILLOUGHBY DR	14,014	2003	$2,712,050	$1,933,932	$778,118	40.2%	$6,692
5XXX WILLOUGHBY DR	3,553	2002	$1,229,480	$490,314	$739,166	150.8%	$6,357
5XXX WILLOUGHBY DR	4,317	2006	$1,325,580	$595,746	$729,834	122.5%	$6,277
5XXX WILLOUGHBY DR	6,040	2002	$1,503,310	$833,520	$669,790	80.4%	$5,760
3XXX PARKWAY DR	9,374	1990	$1,960,340	$1,293,612	$666,728	51.5%	$5,734
5XXX WILLOUGHBY DR	8,097	2017	$1,741,340	$1,117,386	$623,954	55.8%	$5,366
3XXX TUSCAWILLOW DR	7,166	2017	$1,599,100	$988,908	$610,192	61.7%	$5,248
5XXX WILLOUGHBY DR	5,258	1997	$1,315,760	$725,604	$590,156	81.3%	$5,075
5XXX WILLOUGHBY DR	7,271	2001	$1,590,150	$1,003,398	$586,752	58.5%	$5,046
3XXX PARKWAY DR	2,560	1973	$916,570	$353,280	$563,290	159.4%	$4,844
3XXX TUSCAWILLOW DR	6,097	2024	$1,387,710	$841,386	$546,324	64.9%	$4,698
5XXX LAKE WASHINGTON RD	5,875	1997	$1,354,300	$810,750	$543,550	67%	$4,675
5XXX WILLOUGHBY DR	4,052	2004	$1,088,550	$559,176	$529,374	94.7%	$4,553
5XXX THE WILLOWS DR	6,474	2007	$1,411,690	$893,412	$518,278	58%	$4,457
2XXX PIMLICO LN	6,144	2020	$1,358,930	$847,872	$511,058	60.3%	$4,395
3XXX TUSCAWILLOW DR	7,610	2021	$1,555,090	$1,050,180	$504,910	48.1%	$4,342
5XXX THE WILLOWS DR	4,536	2004	$1,106,260	$625,968	$480,292	76.7%	$4,131
5XXX THE WILLOWS DR	4,210	1995	$1,038,570	$580,980	$457,590	78.8%	$3,935
5XXX WILLOUGHBY DR	5,256	1995	$1,181,230	$725,328	$455,902	62.9%	$3,921
5XXX WILLOUGHBY DR	6,234	1999	$1,312,940	$860,292	$452,648	52.6%	$3,893

Data: FL DOR 2025 Final NAL roll, Brevard County, ZIP 32934. 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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