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 33904 are overassessed?

34.8% of homes in Cape Coral ZIP 33904 (4,266 of 12,245 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 Cape Coral ZIP 33904?

File Form DR-486 with the Lee 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.

Lee County · Cape Coral

ZIP 33904 property tax overassessment report

34.8% of homes in Cape Coral ZIP 33904 (4,266 of 12,245 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $5,571,211.

Check my address (free) →Lee County guide

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

12,245

Homes in ZIP

4,266

Flagged as overassessed

34.8%

$151,855

Avg overage / home

$393,038

Typical value

~$134/sqft

Your Lee County deadline

TRIM mailing: Aug 21, 2026 · VAB petition due: Sept 15, 2026

Lee filing guide →

Top 25 most overassessed homes in 33904

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
5XXX RIVERSIDE DR	11,153	2023	$4,654,848	$1,494,502	$3,160,346	211.5%	$27,179
3XXX SE 21ST PL	13,127	2019	$4,792,317	$1,759,018	$3,033,299	172.4%	$26,086
3XXX SE 22ND PL	11,078	2022	$4,260,709	$1,484,452	$2,776,257	187%	$23,876
1XXX SE 36TH TER	11,473	2022	$4,242,491	$1,537,382	$2,705,109	176%	$23,264
3XXX SE 21ST PL	12,877	2024	$4,224,871	$1,725,518	$2,499,353	144.8%	$21,494
1XXX SE 46TH ST	8,891	2024	$3,617,651	$1,191,394	$2,426,257	203.6%	$20,866
3XXX SE 21ST PL	12,064	2020	$3,961,134	$1,616,576	$2,344,558	145%	$20,163
1XXX EDITH ESPLANADE	15,171	2023	$4,289,457	$2,032,914	$2,256,543	111%	$19,406
3XXX SE 22ND PL	12,148	2016	$3,857,513	$1,627,832	$2,229,681	137%	$19,175
5XXX DE SOTO CT	9,222	2024	$3,449,542	$1,235,748	$2,213,794	179.1%	$19,039
1XXX SE 35TH ST	7,268	2024	$3,072,774	$973,912	$2,098,862	215.5%	$18,050
1XXX EDITH ESPLANADE	11,254	2018	$3,562,077	$1,508,036	$2,054,041	136.2%	$17,665
5XXX RIVERSIDE DR	9,029	2019	$3,232,954	$1,209,886	$2,023,068	167.2%	$17,398
3XXX SE 22ND PL	6,212	2023	$2,833,602	$832,408	$2,001,194	240.4%	$17,210
3XXX SE 21ST PL	6,527	2024	$2,840,545	$874,618	$1,965,927	224.8%	$16,907
4XXX SE 20TH PL	6,832	2020	$2,831,709	$915,488	$1,916,221	209.3%	$16,480
1XXX SE 46TH LN	11,795	2016	$3,424,141	$1,580,530	$1,843,611	116.6%	$15,855
1XXX EDITH ESPLANADE	8,652	2020	$2,962,133	$1,159,368	$1,802,765	155.5%	$15,504
4XXX SE 18TH AVE	8,521	2019	$2,941,622	$1,141,814	$1,799,808	157.6%	$15,478
3XXX SE 21ST PL	7,172	2022	$2,743,661	$961,048	$1,782,613	185.5%	$15,330
5XXX SAVOY CT	8,584	2022	$2,905,475	$1,150,256	$1,755,219	152.6%	$15,095
5XXX BAYSHORE AVE	7,035	2021	$2,485,383	$942,690	$1,542,693	163.6%	$13,267
1XXX LENOX CT	8,310	2021	$2,635,225	$1,113,540	$1,521,685	136.7%	$13,086
2XXX SE 36TH TER	7,317	2022	$2,494,913	$980,478	$1,514,435	154.5%	$13,024
2XXX SE 32ND ST	8,144	2015	$2,601,235	$1,091,296	$1,509,939	138.4%	$12,985

Data: FL DOR 2025 Final NAL roll, Lee County, ZIP 33904. 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 LeeCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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