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 33991 are overassessed?

25.5% of homes in Cape Coral ZIP 33991 (1,226 of 4,811 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 33991?

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 33991 property tax overassessment report

25.5% of homes in Cape Coral ZIP 33991 (1,226 of 4,811 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,242,507.

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★ First 100 FL packets at $49 (62 left, then $79 starting June 1) · 30-day refund · Ownwell takes 25-35%

4,811

Homes in ZIP

1,226

Flagged as overassessed

25.5%

$117,845

Avg overage / home

$368,267

Typical value

~$110/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 33991

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
8XX SW 35TH PL	11,970	2021	$2,330,669	$1,316,700	$1,013,969	77%	$8,720
6XX SW 39TH AVE	5,114	2024	$1,481,936	$562,540	$919,396	163.4%	$7,907
3XXX SW 2ND LN	5,588	2023	$1,533,261	$614,680	$918,581	149.4%	$7,900
3XXX CEITUS PKWY	5,504	2023	$1,501,951	$605,440	$896,511	148.1%	$7,710
3XXX SW 6TH TER	5,583	2020	$1,485,907	$614,130	$871,777	142%	$7,497
1XX SW 39TH PL	9,015	2018	$1,829,432	$991,650	$837,782	84.5%	$7,205
2XX OLD BURNT STORE RD S	9,490	2021	$1,870,886	$1,043,900	$826,986	79.2%	$7,112
1XXXX SADDLEWOOD LN	9,088	2023	$1,822,283	$999,680	$822,603	82.3%	$7,074
3XXX SW 3RD TER	5,631	2021	$1,401,964	$619,410	$782,554	126.3%	$6,730
5XX SW 39TH AVE	4,745	2021	$1,267,516	$521,950	$745,566	142.8%	$6,412
3XXX SW 2ND ST	5,432	2023	$1,324,837	$597,520	$727,317	121.7%	$6,255
3XXX SW 2ND LN	5,145	2024	$1,277,395	$565,950	$711,445	125.7%	$6,118
5XX SW 38TH PL	6,615	2021	$1,438,100	$727,650	$710,450	97.6%	$6,110
4XX SW 39TH AVE	5,506	2015	$1,300,807	$605,660	$695,147	114.8%	$5,978
4XX SW 39TH AVE	6,870	2017	$1,426,054	$755,700	$670,354	88.7%	$5,765
1XXX SW 20TH AVE	1,384	1960	$803,576	$152,240	$651,336	427.8%	$5,601
5XX SW 39TH AVE	6,458	2014	$1,343,210	$710,380	$632,830	89.1%	$5,442
3XXX SW 2ND ST	5,341	2020	$1,196,302	$587,510	$608,792	103.6%	$5,236
2XX SW 38TH PL	5,384	2024	$1,199,565	$592,240	$607,325	102.5%	$5,223
2XX OLD BURNT STORE RD S	7,415	2021	$1,405,282	$815,650	$589,632	72.3%	$5,071
3XXX SW 2ND LN	5,343	2022	$1,175,661	$587,730	$587,931	100%	$5,056
3XXX SW 2ND ST	4,813	2024	$1,108,916	$529,430	$579,486	109.5%	$4,984
3XXX SW 3RD TER	5,228	2022	$1,151,397	$575,080	$576,317	100.2%	$4,956
1XXXX SADDLEWOOD LN	3,495	1986	$955,709	$384,450	$571,259	148.6%	$4,913
3XXX SW 4TH TER	5,122	2023	$1,127,453	$563,420	$564,033	100.1%	$4,851

Data: FL DOR 2025 Final NAL roll, Lee County, ZIP 33991. 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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