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 33909 are overassessed?

27.9% of homes in Cape Coral ZIP 33909 (2,543 of 9,111 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 33909?

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 33909 property tax overassessment report

27.9% of homes in Cape Coral ZIP 33909 (2,543 of 9,111 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,120,602.

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

9,111

Homes in ZIP

2,543

Flagged as overassessed

27.9%

$51,240

Avg overage / home

$274,479

Typical value

~$108/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 33909

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
1XXX NE 41ST ST	8,699	2017	$1,446,587	$939,492	$507,095	54%	$4,361
1XXXX EAGLE RD	6,328	1990	$1,177,038	$683,424	$493,614	72.2%	$4,245
4XXX NE 17TH AVE	5,026	2024	$1,018,629	$542,808	$475,821	87.7%	$4,092
1XXXX EAGLE VIEW LN	7,718	2000	$1,308,463	$833,544	$474,919	57%	$4,084
1XXX NE 6TH ST	9,562	2016	$1,436,224	$1,032,696	$403,528	39.1%	$3,470
2XX NE 8TH TER	5,928	2023	$1,022,106	$640,224	$381,882	59.6%	$3,284
4XXX NE 9TH AVE	5,098	2023	$913,762	$550,584	$363,178	66%	$3,123
4XXX NE 21ST AVE	3,939	2024	$776,582	$425,412	$351,170	82.5%	$3,020
1XXX NE 13TH CT	8,030	2020	$1,193,286	$867,240	$326,046	37.6%	$2,804
2XX NE 12TH CT	3,615	2019	$713,507	$390,420	$323,087	82.8%	$2,779
2XX/225 NE 16TH PL	3,492	2024	$691,876	$377,136	$314,740	83.5%	$2,707
1XXX NE 16TH PL	4,993	2020	$831,626	$539,244	$292,382	54.2%	$2,514
4XX NE 18TH AVE	3,626	2019	$679,024	$391,608	$287,416	73.4%	$2,472
2X/23 NE 16TH PL	3,566	2024	$660,357	$385,128	$275,229	71.5%	$2,367
2XX/238 NE 16TH PL	3,558	2019	$651,252	$384,264	$266,988	69.5%	$2,296
2X NE 13TH AVE	5,180	2016	$820,562	$559,440	$261,122	46.7%	$2,246
2XX/229 NE 16TH PL	3,566	2022	$625,917	$385,128	$240,789	62.5%	$2,071
5XX/528 NE 25TH AVE	3,318	2024	$584,313	$358,344	$225,969	63.1%	$1,943
4XX/414 NE 25TH AVE	3,560	2019	$610,076	$384,480	$225,596	58.7%	$1,940
5XX/517 NE 24TH PL	3,560	2019	$610,076	$384,480	$225,596	58.7%	$1,940
5XX/505 NE 25TH AVE	3,560	2019	$610,076	$384,480	$225,596	58.7%	$1,940
5XX/531 NE 25TH AVE	3,366	2024	$584,612	$363,528	$221,084	60.8%	$1,901
5XX/525 NE 24TH AVE	3,458	2019	$588,838	$373,464	$215,374	57.7%	$1,852
1XXX NE 13TH TER	4,403	2023	$690,500	$475,524	$214,976	45.2%	$1,849
1XX/108 NE 16TH PL	3,318	2021	$572,820	$358,344	$214,476	59.9%	$1,844

Data: FL DOR 2025 Final NAL roll, Lee County, ZIP 33909. 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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