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 33912 are overassessed?

33.3% of homes in Fort Myers ZIP 33912 (1,272 of 3,825 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 Fort Myers ZIP 33912?

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 · Fort Myers

ZIP 33912 property tax overassessment report

33.3% of homes in Fort Myers ZIP 33912 (1,272 of 3,825 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,480,354.

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

3,825

Homes in ZIP

1,272

Flagged as overassessed

33.3%

$135,326

Avg overage / home

$460,880

Typical value

~$154/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 33912

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
1XXXX MUSKET LN	12,606	2024	$4,325,395	$1,941,324	$2,384,071	122.8%	$20,503
9XXX MONTEVERDI WAY	9,475	2018	$3,405,087	$1,459,150	$1,945,937	133.4%	$16,735
9XXX VIA LAGO WAY	13,607	2024	$3,824,845	$2,095,478	$1,729,367	82.5%	$14,873
1XXXX TERABELLA WAY	9,717	2017	$3,146,890	$1,496,418	$1,650,472	110.3%	$14,194
1XXXX TERABELLA WAY	9,473	2017	$3,079,110	$1,458,842	$1,620,268	111.1%	$13,934
1XXXX TERABELLA WAY	14,841	2007	$3,894,390	$2,285,514	$1,608,876	70.4%	$13,836
1XXXX TERABELLA WAY	11,142	2015	$3,296,725	$1,715,868	$1,580,857	92.1%	$13,595
1XXXX TERABELLA WAY	10,121	2013	$3,139,274	$1,558,634	$1,580,640	101.4%	$13,594
1XXXX TERABELLA WAY	15,077	2008	$3,865,653	$2,321,858	$1,543,795	66.5%	$13,277
9XXX VIA LAGO WAY	10,342	2011	$3,026,801	$1,592,668	$1,434,133	90%	$12,334
8XXX PENZANCE BLVD	11,337	2022	$3,176,892	$1,745,898	$1,430,994	82%	$12,307
1XXXX TERABELLA WAY	12,587	2013	$3,357,641	$1,938,398	$1,419,243	73.2%	$12,205
1XXXX VITTORIA WAY	9,711	2015	$2,908,512	$1,495,494	$1,413,018	94.5%	$12,152
7XXX MUSKETEER LN	9,274	2016	$2,838,422	$1,428,196	$1,410,226	98.7%	$12,128
9XXX TERABELLA PL	8,804	2018	$2,756,212	$1,355,816	$1,400,396	103.3%	$12,043
1XXXX TERABELLA WAY	9,985	2011	$2,871,354	$1,537,690	$1,333,664	86.7%	$11,470
9XXX TERABELLA PL	9,408	2015	$2,719,198	$1,448,832	$1,270,366	87.7%	$10,925
1XXXX PALOMINO LN	10,901	2013	$2,865,103	$1,678,754	$1,186,349	70.7%	$10,203
9XXX VIA LAGO WAY	10,576	2009	$2,798,880	$1,628,704	$1,170,176	71.8%	$10,064
1XXXX VITTORIA WAY	6,762	2017	$2,136,513	$1,041,348	$1,095,165	105.2%	$9,418
1XXXX FRESHMAN LN	7,348	2015	$2,191,370	$1,131,592	$1,059,778	93.7%	$9,114
9XXX VIA LAGO WAY	13,161	2010	$3,071,106	$2,026,794	$1,044,312	51.5%	$8,981
1XXXX TERABELLA WAY	13,908	2008	$3,179,688	$2,141,832	$1,037,856	48.5%	$8,926
9XXX VIA LAGO WAY	6,563	2021	$2,019,132	$1,010,702	$1,008,430	99.8%	$8,672
9XXX VIA LAGO WAY	7,789	2017	$2,207,085	$1,199,506	$1,007,579	84%	$8,665

Data: FL DOR 2025 Final NAL roll, Lee County, ZIP 33912. 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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