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 33496 are overassessed?

36.4% of homes in Boca Raton ZIP 33496 (3,033 of 8,326 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 Boca Raton ZIP 33496?

File Form DR-486 with the Palm Beach 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.

Palm Beach County · Boca Raton

ZIP 33496 property tax overassessment report

36.4% of homes in Boca Raton ZIP 33496 (3,033 of 8,326 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $15,891,060.

Check my address (free) →Palm Beach County guide

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

8,326

Homes in ZIP

3,033

Flagged as overassessed

36.4%

$609,231

Avg overage / home

$1,038,628

Typical value

~$325/sqft

Your Palm Beach County deadline

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

Palm Beach filing guide →

Top 25 most overassessed homes in 33496

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
6XXX LE LAC RD	6,298	1995	$4,979,343	$2,046,850	$2,932,493	143.3%	$25,219
7XXX QUEENFERRY CIR	4,325	2019	$4,278,804	$1,405,625	$2,873,179	204.4%	$24,709
1XXXX NORTHWAY CIR	6,164	2019	$4,868,285	$2,003,300	$2,864,985	143%	$24,639
1XXXX NORTHWAY CIR	5,835	1987	$4,724,996	$1,896,375	$2,828,621	149.2%	$24,326
1XXXX SCARSDALE WAY	6,700	2024	$4,976,056	$2,177,500	$2,798,556	128.5%	$24,068
7XXX QUEENFERRY CIR	6,286	2020	$4,834,010	$2,042,950	$2,791,060	136.6%	$24,003
7XXX QUEENFERRY CIR	5,674	2016	$4,620,869	$1,844,050	$2,776,819	150.6%	$23,881
7XXX AYR CT	4,298	2017	$4,172,158	$1,396,850	$2,775,308	198.7%	$23,868
7XXX STONEHAVEN LN	6,455	2017	$4,855,792	$2,097,875	$2,757,917	131.5%	$23,718
1XXXX NORTHWAY CIR	6,410	2015	$4,821,197	$2,083,250	$2,737,947	131.4%	$23,546
7XXX CHARNEY LN	6,389	2009	$4,806,327	$2,076,425	$2,729,902	131.5%	$23,477
1XXXX SCARSDALE WAY	6,292	2009	$4,713,756	$2,044,900	$2,668,856	130.5%	$22,952
7XXX CHARNEY LN	6,217	2016	$4,689,142	$2,020,525	$2,668,617	132.1%	$22,950
1XXXX FOXBOROUGH LN	6,849	2021	$4,882,844	$2,225,925	$2,656,919	119.4%	$22,850
1XXXX CARRETTO CT	6,915	2021	$4,891,919	$2,247,375	$2,644,544	117.7%	$22,743
1XXXX NORTHWAY CIR	7,158	2022	$4,931,540	$2,326,350	$2,605,190	112%	$22,405
1XXXX ST JAMES CT	7,228	2023	$4,951,470	$2,349,100	$2,602,370	110.8%	$22,380
7XXX YORKSHIRE CT	6,166	2022	$4,598,794	$2,003,950	$2,594,844	129.5%	$22,316
1XXXX BRULEE BREEZE WAY	6,915	2020	$4,813,144	$2,247,375	$2,565,769	114.2%	$22,066
1XXXX ALLENBURY CT	7,188	2022	$4,886,892	$2,336,100	$2,550,792	109.2%	$21,937
1XXXX SCARSDALE WAY	4,934	2016	$4,151,102	$1,603,550	$2,547,552	158.9%	$21,909
1XXXX FOXBOROUGH LN	5,714	2024	$4,401,587	$1,857,050	$2,544,537	137%	$21,883
7XXX AYRSHIRE LN	6,878	2011	$4,771,748	$2,235,350	$2,536,398	113.5%	$21,813
1XXXX FOXBOROUGH LN	6,460	2020	$4,632,473	$2,099,500	$2,532,973	120.6%	$21,784
1XXXX BRULEE BREEZE WAY	4,713	2020	$4,051,532	$1,531,725	$2,519,807	164.5%	$21,670

Data: FL DOR 2025 Final NAL roll, Palm Beach County, ZIP 33496. 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 Palm BeachCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

Check my address →