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 34211 are overassessed?

25.2% of homes in Bradenton ZIP 34211 (3,783 of 15,030 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 34211?

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 34211 property tax overassessment report

25.2% of homes in Bradenton ZIP 34211 (3,783 of 15,030 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $4,908,279.

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

15,030

Homes in ZIP

3,783

Flagged as overassessed

25.2%

$150,867

Avg overage / home

$540,999

Typical value

~$240/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 34211

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 LORRAINE RD	7,694	1998	$3,819,366	$1,846,560	$1,972,806	106.8%	$16,966
6XXX 189TH ST E	5,338	2000	$3,079,660	$1,281,120	$1,798,540	140.4%	$15,467
6XXX 217TH ST E	5,739	2018	$2,674,258	$1,377,360	$1,296,898	94.2%	$11,153
4XXX BUTTE TRL	6,488	2024	$2,767,970	$1,557,120	$1,210,850	77.8%	$10,413
2XXXX 71ST AVE E	5,216	2024	$2,334,211	$1,251,840	$1,082,371	86.5%	$9,308
4XXX BUTTE TRL	3,530	2022	$1,839,362	$847,200	$992,162	117.1%	$8,533
4XXX BUTTE TRL	4,004	2024	$1,951,137	$960,960	$990,177	103%	$8,516
6XXX 205TH ST E	7,103	2023	$2,688,143	$1,704,720	$983,423	57.7%	$8,457
4XXX BUTTE TRL	4,779	2024	$2,123,411	$1,146,960	$976,451	85.1%	$8,397
4XXX BUTTE TRL	3,782	2023	$1,879,436	$907,680	$971,756	107.1%	$8,357
4XXX BUTTE TRL	3,938	2022	$1,907,609	$945,120	$962,489	101.8%	$8,277
4XXX BUTTE TRL	4,142	2024	$1,921,668	$994,080	$927,588	93.3%	$7,977
4XXX BUTTE TRL	4,046	2023	$1,882,740	$971,040	$911,700	93.9%	$7,841
2XXXX 68TH AVE E	4,915	1997	$2,075,456	$1,179,600	$895,856	75.9%	$7,704
2XXXX 67TH AVE E	5,174	2017	$2,136,092	$1,241,760	$894,332	72%	$7,691
6XXX 193RD ST E	4,768	2007	$2,031,385	$1,144,320	$887,065	77.5%	$7,629
4XXX BUTTE TRL	3,999	2024	$1,815,972	$959,760	$856,212	89.2%	$7,363
4XXX BUTTE TRL	3,654	2024	$1,713,087	$876,960	$836,127	95.3%	$7,191
4XXX BUTTE TRL	3,104	2024	$1,579,655	$744,960	$834,695	112%	$7,178
4XXX BUTTE TRL	2,854	2024	$1,503,750	$684,960	$818,790	119.5%	$7,042
4XXX BUTTE TRL	3,223	2023	$1,589,500	$773,520	$815,980	105.5%	$7,017
4XXX BUTTE TRL	3,399	2023	$1,631,579	$815,760	$815,819	100%	$7,016
4XXX BUTTE TRL	3,399	2024	$1,598,996	$815,760	$783,236	96%	$6,736
6XXX 205TH ST E	3,696	2016	$1,660,167	$887,040	$773,127	87.2%	$6,649
1XXXX 66TH AVE E	3,836	2014	$1,637,146	$920,640	$716,506	77.8%	$6,162

Data: FL DOR 2025 Final NAL roll, Manatee County, ZIP 34211. 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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