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 33946 are overassessed?

32.3% of homes in Placida ZIP 33946 (919 of 2,847 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 Placida ZIP 33946?

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 · Placida

ZIP 33946 property tax overassessment report

32.3% of homes in Placida ZIP 33946 (919 of 2,847 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $2,769,020.

Check your address →Charlotte County guide

2,847

Homes in ZIP

919

Flagged as overassessed

32.3%

$350,358

Avg overage / home

$608,148

Typical value

~$304/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 33946

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
6XXX RUM COVE DR	5,244	1994	$3,866,664	$1,594,176	$2,272,488	142.5%	$19,543
4XX N GULF BLVD	3,373	2006	$2,930,780	$1,025,392	$1,905,388	185.8%	$16,386
1XXXX PLACIDA RD	1,494	1947	$2,350,818	$454,176	$1,896,642	417.6%	$16,311
3XX N GULF BLVD	4,158	2021	$3,130,180	$1,264,032	$1,866,148	147.6%	$16,049
1XXXX JOSEFFA CT	3,673	2008	$2,973,180	$1,116,592	$1,856,588	166.3%	$15,967
4XX GREEN DOLPHIN DR S	5,107	1956	$3,375,634	$1,552,528	$1,823,106	117.4%	$15,679
1XXXX SUNNY DREAMS TER	2,542	2006	$2,536,210	$772,768	$1,763,442	228.2%	$15,166
4X SPYGLASS ALY	10,636	2017	$4,964,960	$3,233,344	$1,731,616	53.6%	$14,892
1XXXX PLACIDA RD	3,968	2003	$2,919,432	$1,206,272	$1,713,160	142%	$14,733
5XX ANCHOR ROW	3,683	1990	$2,804,428	$1,119,632	$1,684,796	150.5%	$14,489
3XX N GULF BLVD	6,587	2014	$3,685,645	$2,002,448	$1,683,197	84.1%	$14,475
2XX N GULF BLVD	2,912	2022	$2,506,117	$885,248	$1,620,869	183.1%	$13,939
3XX N GULF BLVD	5,816	2012	$3,353,356	$1,768,064	$1,585,292	89.7%	$13,634
2 ADELE WAY	3,522	2002	$2,561,343	$1,070,688	$1,490,655	139.2%	$12,820
6XXX RUM COVE DR	6,082	1998	$3,308,544	$1,848,928	$1,459,616	78.9%	$12,553
5XX GREEN DOLPHIN DR S	5,322	2021	$3,060,583	$1,617,888	$1,442,695	89.2%	$12,407
1XX S GULF BLVD	4,127	2010	$2,633,406	$1,254,608	$1,378,798	109.9%	$11,858
5XX GASPAR DR	3,747	1997	$2,514,671	$1,139,088	$1,375,583	120.8%	$11,830
5XX GREEN DOLPHIN DR S	2,987	2006	$2,244,566	$908,048	$1,336,518	147.2%	$11,494
1X CAPE HAZE DR	3,455	1987	$2,373,784	$1,050,320	$1,323,464	126%	$11,382
4XX GREEN DOLPHIN DR S	4,525	2006	$2,666,070	$1,375,600	$1,290,470	93.8%	$11,098
3XX CAPSTAN DR	3,467	2002	$2,338,521	$1,053,968	$1,284,553	121.9%	$11,047
4XX N GULF BLVD	5,363	2012	$2,910,423	$1,630,352	$1,280,071	78.5%	$11,009
1XXXX JOSEFFA CT	3,574	2003	$2,366,503	$1,086,496	$1,280,007	117.8%	$11,008
4XX BOCILLA DR	3,477	2016	$2,335,842	$1,057,008	$1,278,834	121%	$10,998

Data: FL DOR 2025 Final NAL roll, Charlotte County, ZIP 33946. 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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