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 34203 are overassessed?

37.7% of homes in Bradenton ZIP 34203 (5,369 of 14,224 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 Bradenton ZIP 34203?

File Form DR-486 with the Manatee 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.

Manatee County · Bradenton

ZIP 34203 property tax overassessment report

37.7% of homes in Bradenton ZIP 34203 (5,369 of 14,224 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $3,554,915.

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

14,224

Homes in ZIP

5,369

Flagged as overassessed

37.7%

$76,991

Avg overage / home

$306,376

Typical value

~$176/sqft

Your Manatee County deadline

TRIM mailing: Aug 17, 2026 · VAB petition due: Sept 11, 2026

Manatee filing guide →

Top 25 most overassessed homes in 34203

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
5XXX RIVER FOREST CIR	4,388	2001	$1,430,613	$772,288	$658,325	85.2%	$5,662
5XXX RIVER FOREST CIR	3,452	2002	$1,245,784	$607,552	$638,232	105%	$5,489
7XXX LINGER LODGE RD	4,671	2018	$1,422,643	$822,096	$600,547	73.1%	$5,165
4XXX 37TH ST E	2,761	1989	$1,062,580	$485,936	$576,644	118.7%	$4,959
5XXX RIVER FOREST CIR	2,905	2002	$1,024,587	$511,280	$513,307	100.4%	$4,414
6XXX LINCOLN RD	3,073	2006	$1,006,634	$540,848	$465,786	86.1%	$4,006
5XXX 63RD ST E	3,945	2006	$1,146,274	$694,320	$451,954	65.1%	$3,887
5XXX 63RD ST E	5,313	2020	$1,378,642	$935,088	$443,554	47.4%	$3,815
5XXX 63RD ST E	4,324	1997	$1,183,704	$761,024	$422,680	55.5%	$3,635
6XXX LINCOLN RD	2,816	1990	$912,880	$495,616	$417,264	84.2%	$3,588
5XXX RIVER FOREST CIR	3,184	2003	$952,458	$560,384	$392,074	70%	$3,372
5XXX RIVER FOREST CIR	3,257	2010	$958,081	$573,232	$384,849	67.1%	$3,310
5XXX 63RD ST E	2,301	1998	$785,544	$404,976	$380,568	94%	$3,273
5XXX RIVER FOREST CIR	3,492	2003	$994,300	$614,592	$379,708	61.8%	$3,265
6XXX BUTLERS CREST DR	3,137	2011	$923,296	$552,112	$371,184	67.2%	$3,192
5XXX RIVER FOREST CIR	4,031	2005	$1,077,045	$709,456	$367,589	51.8%	$3,161
6XXX LINCOLN RD	3,618	2007	$1,001,850	$636,768	$365,082	57.3%	$3,140
5XXX RIVER FOREST CIR	3,458	2005	$966,220	$608,608	$357,612	58.8%	$3,075
5XXX 3RD ST E	3,442	2022	$963,329	$605,792	$357,537	59%	$3,075
5XXX RIVER FOREST CIR	3,423	2003	$958,577	$602,448	$356,129	59.1%	$3,063
5XXX RIVER FOREST CIR	3,957	2006	$1,052,140	$696,432	$355,708	51.1%	$3,059
3XXX 58TH AVE E BLDG CARPORT1	1,860	1950	$674,905	$327,360	$347,545	106.2%	$2,989
5XXX RIVER FOREST CIR	3,000	2008	$865,294	$528,000	$337,294	63.9%	$2,901
5XXX 37TH ST E	2,701	1997	$808,413	$475,376	$333,037	70.1%	$2,864
5XXX RIVER FOREST CIR	3,786	2004	$996,951	$666,336	$330,615	49.6%	$2,843

Data: FL DOR 2025 Final NAL roll, Manatee County, ZIP 34203. 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 ManateeCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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