What is a property tax appeal?

A property tax appeal (also called a protest) is a formal process where you challenge your county appraisal district's assessed value of your home. In Texas, you file a protest with your county's Appraisal Review Board (ARB), present evidence that your home is overvalued, and the ARB issues a ruling.

What's the deadline to file a property tax protest in Texas?

In Texas, the deadline to file a property tax protest is May 15, 2026 (or 30 days after your appraisal notice is mailed, whichever is later). There are no extensions.

How much can I save by appealing my property taxes?

Texas homeowners who appeal save an average of $774 per year. Success rates range from 80-91% when homeowners bring comparable sales evidence.

What percent of homes in ZIP 33921 are overassessed?

43.3% of homes in Boca Grande ZIP 33921 (293 of 676 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 Grande ZIP 33921?

File Form DR-486 with the Charlotte 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.

Charlotte County · Boca Grande

ZIP 33921 property tax overassessment report

43.3% of homes in Boca Grande ZIP 33921 (293 of 676 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,425,174.

Check your address →Charlotte County guide

676

Homes in ZIP

293

Flagged as overassessed

43.3%

$565,590

Avg overage / home

$1,433,306

Typical value

~$860/sqft

Your Charlotte County deadline

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

Charlotte filing guide →

Top 25 most overassessed homes in 33921

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
1X GROUPER HOLE DR	2,468	1995	$4,510,604	$2,122,480	$2,388,124	112.5%	$20,538
1X SEAWATCH DR	2,894	1989	$4,802,213	$2,488,840	$2,313,373	92.9%	$19,895
9XXX NE GASPARILLA PASS BLVD	3,301	1999	$4,993,293	$2,838,860	$2,154,433	75.9%	$18,528
1X SEAWATCH DR	2,934	1989	$4,593,776	$2,523,240	$2,070,536	82.1%	$17,807
1X GROUPER HOLE DR	3,529	1990	$4,867,283	$3,034,940	$1,832,343	60.4%	$15,758
1XXXX SUNSET PINES CIR	3,532	1990	$4,861,075	$3,037,520	$1,823,555	60%	$15,683
9XXX NE GASPARILLA PASS BLVD	2,160	1992	$3,629,152	$1,857,600	$1,771,552	95.4%	$15,235
7 SEAWATCH DR	2,420	1988	$3,644,967	$2,081,200	$1,563,767	75.1%	$13,448
9XXX NE GASPARILLA PASS BLVD	2,860	2001	$3,970,380	$2,459,600	$1,510,780	61.4%	$12,993
9 PEEKINS COVE DR	2,659	2006	$3,793,419	$2,286,740	$1,506,679	65.9%	$12,957
2X SEAWATCH DR	2,653	1990	$3,759,400	$2,281,580	$1,477,820	64.8%	$12,709
1X GROUPER HOLE DR	3,584	1986	$4,497,286	$3,082,240	$1,415,046	45.9%	$12,169
5XXX GASPARILLA RD -UNIT 12	1,640	1988	$2,753,150	$1,410,400	$1,342,750	95.2%	$11,548
2 SEAWATCH DR	2,772	1988	$3,674,453	$2,383,920	$1,290,533	54.1%	$11,099
5XXX GASPARILLA RD -BLDG 5121-UNIT 302	2,734	1986	$3,636,904	$2,351,240	$1,285,664	54.7%	$11,057
5XXX GASPARILLA RD -UNIT 11	1,540	1988	$2,585,275	$1,324,400	$1,260,875	95.2%	$10,844
5XXX GASPARILLA RD -UNIT 14	1,540	1987	$2,585,275	$1,324,400	$1,260,875	95.2%	$10,844
5XXX GASPARILLA RD -UNIT 40	1,540	1989	$2,585,275	$1,324,400	$1,260,875	95.2%	$10,844
5XXX GASPARILLA RD -UNIT 36	1,440	1990	$2,417,400	$1,238,400	$1,179,000	95.2%	$10,139
5XXX GASPARILLA RD -UNIT 46	1,440	1989	$2,417,400	$1,238,400	$1,179,000	95.2%	$10,139
1XXXX GRANDE QUAY DR	2,493	2000	$3,245,213	$2,143,980	$1,101,233	51.4%	$9,471
5XXX GASPARILLA RD -UNIT 42	1,340	1989	$2,249,525	$1,152,400	$1,097,125	95.2%	$9,435
1X SEAWATCH DR	3,057	1989	$3,690,761	$2,629,020	$1,061,741	40.4%	$9,131
1XXXX GRANDE QUAY DR	2,477	1995	$3,179,930	$2,130,220	$1,049,710	49.3%	$9,028
2X GROUPER HOLE DR	2,436	1996	$3,137,563	$2,094,960	$1,042,603	49.8%	$8,966

Data: FL DOR 2025 Final NAL roll, Charlotte County, ZIP 33921. 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 CharlotteCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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