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 32951 are overassessed?

21.7% of homes in Melbourne Beach ZIP 32951 (1,361 of 6,275 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 Beach ZIP 32951?

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 Beach

ZIP 32951 property tax overassessment report

21.7% of homes in Melbourne Beach ZIP 32951 (1,361 of 6,275 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $4,387,115.

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%

6,275

Homes in ZIP

1,361

Flagged as overassessed

21.7%

$374,820

Avg overage / home

$652,963

Typical value

~$243/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 32951

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 ATLANTIC ST	3,463	1945	$3,267,420	$841,509	$2,425,911	288.3%	$20,863
8XXX HIGHWAY A1A 0	5,552	1979	$3,667,200	$1,349,136	$2,318,064	171.8%	$19,935
8XXX HIGHWAY A1A	8,445	2019	$4,219,590	$2,052,135	$2,167,455	105.6%	$18,640
8XXX HIGHWAY A1A	540	1997	$2,234,900	$131,220	$2,103,680	1603.2%	$18,092
7XXX HIGHWAY A1A	6,562	2012	$3,580,730	$1,594,566	$1,986,164	124.6%	$17,081
1XX OAK ST	8,478	2006	$3,907,390	$2,060,154	$1,847,236	89.7%	$15,886
8XXX HIGHWAY A1A	2,460	1988	$2,400,640	$597,780	$1,802,860	301.6%	$15,505
9XXX HIGHWAY A1A	7,963	2009	$3,659,170	$1,935,009	$1,724,161	89.1%	$14,828
5XX ATLANTIC ST	9,424	2004	$3,997,830	$2,290,032	$1,707,798	74.6%	$14,687
9XXX HIGHWAY A1A	5,075	1992	$2,934,290	$1,233,225	$1,701,065	137.9%	$14,629
3XXX HIGHWAY A1A	3,945	2006	$2,631,380	$958,635	$1,672,745	174.5%	$14,386
7XXX HIGHWAY A1A	2,652	1985	$2,307,860	$644,436	$1,663,424	258.1%	$14,305
3XXX HIGHWAY A1A	3,651	2000	$2,521,020	$887,193	$1,633,827	184.2%	$14,051
6XXX HIGHWAY A1A	4,447	2012	$2,677,970	$1,080,621	$1,597,349	147.8%	$13,737
5XXX HIGHWAY A1A	8,417	2003	$3,604,160	$2,045,331	$1,558,829	76.2%	$13,406
4XX ATLANTIC ST	2,774	1950	$2,210,730	$674,082	$1,536,648	228%	$13,215
2XX OAK ST	3,679	1951	$2,412,670	$893,997	$1,518,673	169.9%	$13,061
5XXX HIGHWAY A1A	3,338	1952	$2,325,120	$811,134	$1,513,986	186.7%	$13,020
3XX OAK ST	3,418	1971	$2,309,820	$830,574	$1,479,246	178.1%	$12,722
5XXX HIGHWAY A1A	5,417	2001	$2,792,920	$1,316,331	$1,476,589	112.2%	$12,699
9XXX HIGHWAY A1A	1,912	1983	$1,939,250	$464,616	$1,474,634	317.4%	$12,682
3XXX HIGHWAY A1A	3,594	1982	$2,338,770	$873,342	$1,465,428	167.8%	$12,603
5XXX HIGHWAY A1A	4,785	2020	$2,626,860	$1,162,755	$1,464,105	125.9%	$12,591
8XXX HIGHWAY A1A	11,073	2016	$4,147,020	$2,690,739	$1,456,281	54.1%	$12,524
3XXX HIGHWAY A1A	5,086	2017	$2,686,530	$1,235,898	$1,450,632	117.4%	$12,475

Data: FL DOR 2025 Final NAL roll, Brevard County, ZIP 32951. 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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