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 34104 are overassessed?

25.2% of homes in Naples ZIP 34104 (3,361 of 13,345 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 Naples ZIP 34104?

File Form DR-486 with the Collier 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.

Collier County · Naples

ZIP 34104 property tax overassessment report

25.2% of homes in Naples ZIP 34104 (3,361 of 13,345 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $3,276,764.

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

13,345

Homes in ZIP

3,361

Flagged as overassessed

25.2%

$113,365

Avg overage / home

$369,909

Typical value

~$220/sqft

Your Collier County deadline

TRIM mailing: Aug 21, 2026 · VAB petition due: Sept 15, 2026

Collier filing guide →

Top 25 most overassessed homes in 34104

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 OUTRIGGER LN	3,062	1990	$3,426,468	$673,640	$2,752,828	408.6%	$23,674
2XXX OUTRIGGER LN	2,845	1988	$3,203,664	$625,900	$2,577,764	411.8%	$22,169
1XXX GORDON RIVER LN	5,982	1998	$2,975,409	$1,316,040	$1,659,369	126.1%	$14,271
2XXX HARBOR RD	4,639	2021	$2,534,112	$1,020,580	$1,513,532	148.3%	$13,016
2XXX ESTEY AVE	1,569	1956	$1,522,668	$345,180	$1,177,488	341.1%	$10,126
1XXX HOLIDAY LN	456	1985	$1,103,758	$100,320	$1,003,438	1000.2%	$8,630
2XXX HARBOR RD	1,878	1948	$1,403,887	$413,160	$990,727	239.8%	$8,520
2XXX LONGBOAT DR	3,266	2016	$1,697,258	$718,520	$978,738	136.2%	$8,417
2XXX HARBOR RD	1,465	1948	$1,293,820	$322,300	$971,520	301.4%	$8,355
1XXX SHADOWLAWN DR	4,921	1948	$2,040,045	$1,082,620	$957,425	88.4%	$8,234
2XXX HARBOR RD	1,954	1954	$1,362,617	$429,880	$932,737	217%	$8,022
1XXX GORDON RIVER LN	7,584	1999	$2,574,377	$1,668,480	$905,897	54.3%	$7,791
2XXX HARBOR RD	2,555	1948	$1,442,331	$562,100	$880,231	156.6%	$7,570
2XXX HARBOR RD	2,413	1971	$1,388,616	$530,860	$857,756	161.6%	$7,377
2XXX HARBOR RD	2,275	1948	$1,358,220	$500,500	$857,720	171.4%	$7,376
2XXX LONGBOAT DR	3,475	2015	$1,582,057	$764,500	$817,557	106.9%	$7,031
2XXX ESTEY AVE	6,408	1970	$2,204,480	$1,409,760	$794,720	56.4%	$6,835
1XXX GORDON RIVER LN	3,298	1999	$1,514,311	$725,560	$788,751	108.7%	$6,783
7XX SAINT CLAIR SHOR RD	2,613	2020	$1,336,084	$574,860	$761,224	132.4%	$6,547
1XXX KINGS WAY	2,740	1984	$1,351,990	$602,800	$749,190	124.3%	$6,443
2XXX HARBOR RD	1,808	2018	$1,133,746	$397,760	$735,986	185%	$6,329
1XXX GORDON RIVER LN	5,962	1997	$2,046,012	$1,311,640	$734,372	56%	$6,316
1XXX CHRISTOPHER CT	1,662	1962	$1,091,526	$365,640	$725,886	198.5%	$6,243
1XXX FOXTROT CT	2,837	1987	$1,341,957	$624,140	$717,817	115%	$6,173
1XXX CHRISTOPHER CT	1,401	1962	$1,009,160	$308,220	$700,940	227.4%	$6,028

Data: FL DOR 2025 Final NAL roll, Collier County, ZIP 34104. 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 CollierCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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