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 33956 are overassessed?

36% of homes in Saint James City ZIP 33956 (740 of 2,054 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 Saint James City ZIP 33956?

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 · Saint James City

ZIP 33956 property tax overassessment report

36% of homes in Saint James City ZIP 33956 (740 of 2,054 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $905,705.

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%

2,054

Homes in ZIP

740

Flagged as overassessed

36%

$142,317

Avg overage / home

$401,018

Typical value

~$143/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 33956

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
2XXX EIGHTH AVE	4,225	1987	$2,405,285	$604,175	$1,801,110	298.1%	$15,490
2XXX CUSSELL DR	9,945	2018	$2,764,542	$1,422,135	$1,342,407	94.4%	$11,545
3XXX SAN CARLOS DR	7,585	1992	$2,246,463	$1,084,655	$1,161,808	107.1%	$9,992
2XXX MACADAMIA ST	12,142	2017	$2,779,774	$1,736,306	$1,043,468	60.1%	$8,974
3XXX CATAMARAN LN	4,699	1989	$1,333,313	$671,957	$661,356	98.4%	$5,688
3XXX SAN CARLOS DR	6,082	2018	$1,501,647	$869,726	$631,921	72.7%	$5,435
3XXX PINE TREE DR	6,308	2006	$1,530,733	$902,044	$628,689	69.7%	$5,407
2XXX DATE ST	1,899	1963	$814,251	$271,557	$542,694	199.8%	$4,667
2XXX BRACCI DR	4,312	2003	$1,154,749	$616,616	$538,133	87.3%	$4,628
2XXX MACADAMIA ST	8,706	2020	$1,759,554	$1,244,958	$514,596	41.3%	$4,426
3XXX SCHOONER LN	4,380	2009	$1,131,778	$626,340	$505,438	80.7%	$4,347
2XXX BANANA ST	3,536	1976	$987,620	$505,648	$481,972	95.3%	$4,145
2XXX BUTTONWOOD KEY CT	6,579	2019	$1,417,231	$940,797	$476,434	50.6%	$4,097
3XXX OUTRIGGER LN	3,242	1985	$919,593	$463,606	$455,987	98.4%	$3,921
3XXX EMERALD AVE	6,782	1984	$1,411,239	$969,826	$441,413	45.5%	$3,796
2XXX TEAL CT	3,675	2009	$962,183	$525,525	$436,658	83.1%	$3,755
2XXX MACADAMIA ST	6,715	2023	$1,389,836	$960,245	$429,591	44.7%	$3,694
2XXX CARAMBOLA LN	3,273	1990	$893,950	$468,039	$425,911	91%	$3,663
3XXX CLIPPER LN	3,021	1981	$852,670	$432,003	$420,667	97.4%	$3,618
2XXX MACADAMIA ST	5,712	2022	$1,236,776	$816,816	$419,960	51.4%	$3,612
3XXX EMERALD AVE	2,323	1960	$750,735	$332,189	$418,546	126%	$3,599
2XXX BUTTONWOOD KEY CT	5,793	2009	$1,241,920	$828,399	$413,521	49.9%	$3,556
2XXX EIGHTH AVE	2,678	1970	$794,282	$382,954	$411,328	107.4%	$3,537
3XXX SAN CARLOS DR	6,831	1979	$1,388,015	$976,833	$411,182	42.1%	$3,536
2XXX EGRET CT	4,985	2016	$1,123,972	$712,855	$411,117	57.7%	$3,536

Data: FL DOR 2025 Final NAL roll, Lee County, ZIP 33956. 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.

Check my address →