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 34209 are overassessed?

28.3% of homes in Bradenton ZIP 34209 (4,464 of 15,801 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 34209?

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 34209 property tax overassessment report

28.3% of homes in Bradenton ZIP 34209 (4,464 of 15,801 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $7,715,098.

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

15,801

Homes in ZIP

4,464

Flagged as overassessed

28.3%

$200,964

Avg overage / home

$404,935

Typical value

~$220/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 34209

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
6XXX RIVERVIEW BLVD	6,254	1991	$4,731,110	$1,375,880	$3,355,230	243.9%	$28,855
7XXX DESOTO MEMORIAL HWY	7,062	2005	$4,857,855	$1,553,640	$3,304,215	212.7%	$28,416
5XX PALMA SOLA BLVD	5,032	2014	$4,359,776	$1,107,040	$3,252,736	293.8%	$27,974
6XXX RIVERVIEW BLVD	6,776	2000	$4,675,035	$1,490,720	$3,184,315	213.6%	$27,385
5XXX RIVERVIEW LN	5,836	1999	$4,374,121	$1,283,920	$3,090,201	240.7%	$26,576
7XXX DESOTO MEMORIAL HWY	6,095	2024	$4,172,474	$1,340,900	$2,831,574	211.2%	$24,352
1XXX 71ST ST NW	6,181	2017	$4,073,079	$1,359,820	$2,713,259	199.5%	$23,334
7XXX RIVERVIEW DR	7,200	1976	$4,182,146	$1,584,000	$2,598,146	164%	$22,344
1XXX PALMA SOLA BLVD	3,257	2019	$3,241,498	$716,540	$2,524,958	352.4%	$21,715
7XXX DESOTO MEMORIAL HWY	6,377	1976	$3,869,601	$1,402,940	$2,466,661	175.8%	$21,213
9XXX 21ST AVE NW	735	2018	$2,568,363	$161,700	$2,406,663	1488.4%	$20,697
5XXX RIVERVIEW BLVD	6,207	2004	$3,755,433	$1,365,540	$2,389,893	175%	$20,553
7XXX DESOTO MEMORIAL HWY	7,965	2019	$4,130,119	$1,752,300	$2,377,819	135.7%	$20,449
2XXX LANDINGS CIR	6,655	1992	$3,786,913	$1,464,100	$2,322,813	158.7%	$19,976
8XXX 9TH AVE NW	8,150	2022	$4,004,712	$1,793,000	$2,211,712	123.4%	$19,021
6XXX RIVERVIEW BLVD	7,679	1977	$3,693,273	$1,689,380	$2,003,893	118.6%	$17,233
3XX HARBOUR SOUND CT	4,333	2021	$2,956,773	$953,260	$2,003,513	210.2%	$17,230
7XXX DESOTO MEMORIAL HWY	6,431	1998	$3,417,370	$1,414,820	$2,002,550	141.5%	$17,222
1XXX 71ST ST NW	5,002	2018	$3,094,678	$1,100,440	$1,994,238	181.2%	$17,150
7XXX DESOTO MEMORIAL HWY	4,539	1999	$2,925,595	$998,580	$1,927,015	193%	$16,572
4XXX RIVERVIEW BLVD	5,891	1990	$3,184,367	$1,296,020	$1,888,347	145.7%	$16,240
9XXX 2ND TER NW	5,751	2013	$3,136,360	$1,265,220	$1,871,140	147.9%	$16,092
5XXX SHORE ACRES DR	5,467	2006	$3,048,778	$1,202,740	$1,846,038	153.5%	$15,876
1XXX 64TH ST NW	5,933	2024	$3,142,902	$1,305,260	$1,837,642	140.8%	$15,804
6XXX RIVERVIEW BLVD	11,911	1973	$4,456,818	$2,620,420	$1,836,398	70.1%	$15,793

Data: FL DOR 2025 Final NAL roll, Manatee County, ZIP 34209. 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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