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 33990 are overassessed?

28.1% of homes in Cape Coral ZIP 33990 (1,435 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 Cape Coral ZIP 33990?

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 · Cape Coral

ZIP 33990 property tax overassessment report

28.1% of homes in Cape Coral ZIP 33990 (1,435 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: $853,176.

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★ 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

1,435

Flagged as overassessed

28.1%

$69,133

Avg overage / home

$325,302

Typical value

~$104/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 33990

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 SE 16TH ST	5,786	2023	$1,272,053	$601,744	$670,309	111.4%	$5,765
1XXX SE 23RD PL	5,488	2023	$1,213,590	$570,752	$642,838	112.6%	$5,528
2XXX SE 12TH TER	5,900	2017	$1,174,156	$613,600	$560,556	91.4%	$4,821
1XXX SE 13TH TER	10,329	2020	$1,586,119	$1,074,216	$511,903	47.7%	$4,402
1XXX SE 20TH CT	5,166	2023	$986,764	$537,264	$449,500	83.7%	$3,866
1XXX SE 20TH CT	6,146	1999	$1,084,385	$639,184	$445,201	69.7%	$3,829
3XX SE 5TH AVE	6,395	2024	$1,102,352	$665,080	$437,272	65.7%	$3,761
1XXX SE 21ST AVE	6,102	2007	$966,648	$634,608	$332,040	52.3%	$2,856
2XXX SE 2ND ST	6,666	2011	$1,014,870	$693,264	$321,606	46.4%	$2,766
9XX/925 SE 14TH ST	3,894	2023	$710,992	$404,976	$306,016	75.6%	$2,632
1XX SE 5TH ST	3,852	2016	$703,835	$400,608	$303,227	75.7%	$2,608
4XX SE 17TH AVE	7,248	2022	$1,029,922	$753,792	$276,130	36.6%	$2,375
1XXX SE 20TH AVE	2,487	1991	$527,704	$258,648	$269,056	104%	$2,314
5XX/504 SE 7TH AVE	4,330	2023	$708,980	$450,320	$258,660	57.4%	$2,224
1XXX/1041 SE 12TH ST	4,305	2015	$698,989	$447,720	$251,269	56.1%	$2,161
3XX/307 SE 24TH AVE	3,574	2023	$621,747	$371,696	$250,051	67.3%	$2,150
2XX/221 SE 24TH AVE	3,896	2020	$646,145	$405,184	$240,961	59.5%	$2,072
9XX/917 SE 24TH AVE	3,318	2020	$582,776	$345,072	$237,704	68.9%	$2,044
1XXX/1447 SE 10TH TER	3,298	2020	$578,651	$342,992	$235,659	68.7%	$2,027
1XXX SE 15TH TER	5,941	2016	$849,230	$617,864	$231,366	37.4%	$1,990
1XXX/1005 SE 23RD PL	3,318	2020	$571,873	$345,072	$226,801	65.7%	$1,950
1XXX/1055 SE 11TH ST	4,312	2020	$672,539	$448,448	$224,091	50%	$1,927
1XXX SE 10TH AVE	4,857	2022	$726,282	$505,128	$221,154	43.8%	$1,902
1XXX SE 13TH ST	6,980	2014	$946,119	$725,920	$220,199	30.3%	$1,894
1XXX SE 21ST AVE	4,731	2018	$709,397	$492,024	$217,373	44.2%	$1,869

Data: FL DOR 2025 Final NAL roll, Lee County, ZIP 33990. 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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