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 33570 are overassessed?

18.1% of homes in Ruskin ZIP 33570 (2,151 of 11,914 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 Ruskin ZIP 33570?

File Form DR-486 with the Hillsborough 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.

Hillsborough County · Ruskin

ZIP 33570 property tax overassessment report

18.1% of homes in Ruskin ZIP 33570 (2,151 of 11,914 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $2,068,568.

Check my address (free) →Hillsborough County guide

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

11,914

Homes in ZIP

2,151

Flagged as overassessed

18.1%

$111,823

Avg overage / home

$273,877

Typical value

~$132/sqft

Your Hillsborough County deadline

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

Hillsborough filing guide →

Top 25 most overassessed homes in 33570

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
3 DICKMAN ISLAND	4,116	1985	$3,604,251	$543,312	$3,060,939	563.4%	$26,324
7 DICKMAN IS	7,606	2018	$4,047,761	$1,003,992	$3,043,769	303.2%	$26,176
2 DICKMAN ISLAND	5,753	1985	$3,721,181	$759,396	$2,961,785	390%	$25,471
1XX NW 4TH ST	7,083	2009	$2,632,539	$934,956	$1,697,583	181.6%	$14,599
2XXX W SHELL POINT RD	7,325	1910	$2,078,843	$966,900	$1,111,943	115%	$9,563
1XX ORANGE MILL AVE	6,746	1984	$1,823,385	$890,472	$932,913	104.8%	$8,023
2XXX 36TH ST SE	4,739	2021	$1,508,048	$625,548	$882,500	141.1%	$7,590
2XXX GULF CITY RD	3,129	1999	$1,216,100	$413,028	$803,072	194.4%	$6,906
3XXX G7 RANCH RD	1,510	1972	$979,856	$199,320	$780,536	391.6%	$6,713
3XXX G-7 RANCH RD	3,109	1979	$1,187,386	$410,388	$776,998	189.3%	$6,682
1XXX FRISBIE RD	5,413	2004	$1,480,537	$714,516	$766,021	107.2%	$6,588
1XXX FRISBIE RD	5,393	2005	$1,442,395	$711,876	$730,519	102.6%	$6,282
1XXX CANAL ST	3,579	2007	$1,187,598	$472,428	$715,170	151.4%	$6,150
3XXX GULF CITY RD	8,878	2024	$1,860,725	$1,171,896	$688,829	58.8%	$5,924
3XXX SE 24TH ST	5,368	2006	$1,365,277	$708,576	$656,701	92.7%	$5,648
9XX CANAL ST	1,425	1981	$837,610	$188,100	$649,510	345.3%	$5,586
1XXX FRISBIE RD	4,950	2007	$1,271,170	$653,400	$617,770	94.5%	$5,313
3XXX W SHELL POINT RD	3,562	2019	$1,066,819	$470,184	$596,635	126.9%	$5,131
8XX BLUE HERON BLVD	4,465	2007	$1,157,160	$589,380	$567,780	96.3%	$4,883
3XXX W SHELL POINT RD	7,960	2015	$1,614,420	$1,050,720	$563,700	53.6%	$4,848
2XXX W SHELL POINT RD	3,896	2003	$1,059,559	$514,272	$545,287	106%	$4,689
3XXX CHRISTOPHERS WATCH LN	4,212	2008	$1,081,468	$555,984	$525,484	94.5%	$4,519
1XX NW 2ND ST	5,773	1968	$1,282,398	$762,036	$520,362	68.3%	$4,475
3XXX GULF CITY RD	10,231	2011	$1,870,688	$1,350,492	$520,196	38.5%	$4,474
3XXX W SHELL POINT RD	1,998	1977	$772,927	$263,736	$509,191	193.1%	$4,379

Data: FL DOR 2025 Final NAL roll, Hillsborough County, ZIP 33570. 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 HillsboroughCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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