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 33931 are overassessed?

41.9% of homes in Fort Myers Beach ZIP 33931 (2,138 of 5,099 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 Beach ZIP 33931?

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 Beach

ZIP 33931 property tax overassessment report

41.9% of homes in Fort Myers Beach ZIP 33931 (2,138 of 5,099 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $3,169,731.

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%

5,099

Homes in ZIP

2,138

Flagged as overassessed

41.9%

$172,392

Avg overage / home

$480,837

Typical value

~$310/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 33931

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
4XX DONORA BLVD	4,085	1975	$3,688,023	$1,266,350	$2,421,673	191.2%	$20,826
8XXX ESTERO BLVD	7,272	2006	$4,003,683	$2,254,320	$1,749,363	77.6%	$15,045
8XXX ESTERO BLVD	5,581	1986	$3,468,524	$1,730,110	$1,738,414	100.5%	$14,950
9XX PRESCOTT ST	10,281	1983	$4,888,676	$3,187,110	$1,701,566	53.4%	$14,633
4XXX BAY BEACH LN	2,594	2023	$2,487,827	$804,140	$1,683,687	209.4%	$14,480
4XXX BAY BEACH LN	2,736	2023	$2,509,306	$848,160	$1,661,146	195.9%	$14,286
4XXX BAY BEACH LN	2,736	2023	$2,509,306	$848,160	$1,661,146	195.9%	$14,286
2XX ESTRELLITA DR	9,388	2016	$4,521,156	$2,910,280	$1,610,876	55.4%	$13,854
2XX VIRGINIA AVE	4,322	2024	$2,942,062	$1,339,820	$1,602,242	119.6%	$13,779
8XXX ESTERO BLVD	4,975	1985	$3,118,574	$1,542,250	$1,576,324	102.2%	$13,556
4XXX BAY BEACH LN	2,594	2023	$2,316,556	$804,140	$1,512,416	188.1%	$13,007
7XXX ESTERO BLVD	4,558	1977	$2,854,267	$1,412,980	$1,441,287	102%	$12,395
2XX MIRAMAR ST	2,403	1978	$2,164,472	$744,930	$1,419,542	190.6%	$12,208
4XXX BAY BEACH LN	2,271	2023	$2,111,209	$704,010	$1,407,199	199.9%	$12,102
4XXX BAY BEACH LN	2,271	2023	$2,089,649	$704,010	$1,385,639	196.8%	$11,916
8XXX ESTERO BLVD	10,660	2018	$4,683,958	$3,304,600	$1,379,358	41.7%	$11,862
8XXX ESTERO BLVD	6,302	2013	$3,305,295	$1,953,620	$1,351,675	69.2%	$11,624
8XXX ESTERO BLVD	7,614	1987	$3,624,908	$2,360,340	$1,264,568	53.6%	$10,875
9XX/915 PRESCOTT ST	11,126	1970	$4,703,362	$3,449,060	$1,254,302	36.4%	$10,787
8XXX ESTERO BLVD	7,974	2011	$3,707,394	$2,471,940	$1,235,454	50%	$10,625
6X DELMAR AVE	4,741	2009	$2,673,131	$1,469,710	$1,203,421	81.9%	$10,349
2XX PEARL ST	1,600	1952	$1,672,660	$496,000	$1,176,660	237.2%	$10,119
4XXX BAY BEACH LN	2,594	2023	$1,965,051	$804,140	$1,160,911	144.4%	$9,984
7XXX ESTERO BLVD	4,375	1981	$2,508,741	$1,356,250	$1,152,491	85%	$9,911
4XXX BAY BEACH LN	2,736	2023	$1,986,450	$848,160	$1,138,290	134.2%	$9,789

Data: FL DOR 2025 Final NAL roll, Lee County, ZIP 33931. 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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