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 34212 are overassessed?

27.4% of homes in Bradenton ZIP 34212 (2,795 of 10,203 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 34212?

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 34212 property tax overassessment report

27.4% of homes in Bradenton ZIP 34212 (2,795 of 10,203 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $2,669,285.

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

10,203

Homes in ZIP

2,795

Flagged as overassessed

27.4%

$111,049

Avg overage / home

$488,282

Typical value

~$215/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 34212

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
1XXXX 11TH TER NE	8,709	2007	$3,126,777	$1,872,435	$1,254,342	67%	$10,787
1XXXX WATERLINE RD	3,800	1988	$1,942,908	$817,000	$1,125,908	137.8%	$9,683
1XXXX RIVERBANK TER	7,186	2006	$2,659,043	$1,544,990	$1,114,053	72.1%	$9,581
1XXX MILL CREEK RD	2,804	2018	$1,651,810	$602,860	$1,048,950	174%	$9,021
1XXXX RIVERBANK TER	5,626	2007	$2,135,592	$1,209,590	$926,002	76.6%	$7,964
1XXXX WATERLINE RD	2,919	2001	$1,546,593	$627,585	$919,008	146.4%	$7,903
1XXXX RIVERBANK TER	6,110	2005	$2,189,168	$1,313,650	$875,518	66.6%	$7,529
1XXXX RIVERBANK TER	5,123	2002	$1,967,621	$1,101,445	$866,176	78.6%	$7,449
8XXX RUM RUNNER PL	2,815	2017	$1,443,783	$605,225	$838,558	138.6%	$7,212
1XXXX RIVERBANK TER	8,973	2005	$2,761,541	$1,929,195	$832,346	43.1%	$7,158
1XXXX RIVERBANK TER	5,494	2002	$2,001,705	$1,181,210	$820,495	69.5%	$7,056
1XXXX RIVERBANK TER	6,261	2003	$2,164,134	$1,346,115	$818,019	60.8%	$7,035
1XXXX RIVERBANK TER	7,497	2005	$2,421,761	$1,611,855	$809,906	50.2%	$6,965
1XXXX RIVERBANK TER	9,429	2007	$2,833,444	$2,027,235	$806,209	39.8%	$6,933
1XXXX RIVERBANK TER	6,836	2012	$2,250,760	$1,469,740	$781,020	53.1%	$6,717
1XXXX RIVERBANK TER	5,645	2007	$1,993,576	$1,213,675	$779,901	64.3%	$6,707
1XXXX RIVERBANK TER	5,294	2003	$1,900,831	$1,138,210	$762,621	67%	$6,559
1XXXX RIVERBANK TER	4,829	2004	$1,788,270	$1,038,235	$750,035	72.2%	$6,450
8XXX RUM RUNNER PL	2,390	2017	$1,234,465	$513,850	$720,615	140.2%	$6,197
1XXXX RIVERBANK TER	6,100	2004	$2,029,516	$1,311,500	$718,016	54.7%	$6,175
1XXXX RIVERBANK TER	5,992	2008	$1,940,474	$1,288,280	$652,194	50.6%	$5,609
6XXX 9TH AVENUE CIR NE	5,376	1995	$1,801,550	$1,155,840	$645,710	55.9%	$5,553
1XXXX WATERLINE RD	4,040	2006	$1,477,688	$868,600	$609,088	70.1%	$5,238
1XXXX RIVERBANK TER	5,127	2007	$1,710,895	$1,102,305	$608,590	55.2%	$5,234
8XXX RUM RUNNER PL	3,082	2018	$1,264,814	$662,630	$602,184	90.9%	$5,179

Data: FL DOR 2025 Final NAL roll, Manatee County, ZIP 34212. 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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