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 34216 are overassessed?

36.8% of homes in Anna Maria ZIP 34216 (533 of 1,448 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 Anna Maria ZIP 34216?

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 · Anna Maria

ZIP 34216 property tax overassessment report

36.8% of homes in Anna Maria ZIP 34216 (533 of 1,448 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $2,641,223.

Check my address (free) →Manatee County guide

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

1,448

Homes in ZIP

533

Flagged as overassessed

36.8%

$576,208

Avg overage / home

$1,845,000

Typical value

~$921/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 34216

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
9X OAK AVE	1,049	1940	$4,728,306	$966,129	$3,762,177	389.4%	$32,355
7XX NORTH SHORE DR	1,560	1955	$4,582,347	$1,436,760	$3,145,587	218.9%	$27,052
8XX NORTH SHORE DR	2,158	2021	$4,646,358	$1,987,518	$2,658,840	133.8%	$22,866
7XX NORTH SHORE DR	962	1969	$3,133,737	$886,002	$2,247,735	253.7%	$19,331
9XX NORTH SHORE DR	2,870	2017	$4,745,139	$2,643,270	$2,101,869	79.5%	$18,076
2XX FIR AVE	1,701	1976	$3,667,257	$1,566,621	$2,100,636	134.1%	$18,065
7XX NORTH SHORE DR	3,141	2013	$4,968,316	$2,892,861	$2,075,455	71.7%	$17,849
2XX CYPRESS AVE	3,240	2013	$4,892,914	$2,984,040	$1,908,874	64%	$16,416
6XX S BAY BLVD	2,616	2022	$4,275,949	$2,409,336	$1,866,613	77.5%	$16,053
8XX S BAY BLVD	1,334	1940	$3,061,635	$1,228,614	$1,833,021	149.2%	$15,764
3XX TARPON ST	2,893	1989	$4,494,571	$2,664,453	$1,830,118	68.7%	$15,739
2XX CYPRESS AVE	1,452	1961	$3,158,408	$1,337,292	$1,821,116	136.2%	$15,662
8XX NORTH SHORE DR	3,067	2023	$4,630,781	$2,824,707	$1,806,074	63.9%	$15,532
8XX S BAY BLVD	1,975	1963	$3,596,544	$1,818,975	$1,777,569	97.7%	$15,287
6XX S BAY BLVD	2,499	2022	$4,047,829	$2,301,579	$1,746,250	75.9%	$15,018
2XX SPRUCE AVE	2,914	2011	$4,405,194	$2,683,794	$1,721,400	64.1%	$14,804
2XX WILLOW AVE	2,801	2020	$4,282,721	$2,579,721	$1,703,000	66%	$14,646
1XX MANGROVE AVE	2,711	2023	$4,158,839	$2,496,831	$1,662,008	66.6%	$14,293
1XXXX GULF DR	3,469	2005	$4,855,716	$3,194,949	$1,660,767	52%	$14,283
1XX CEDAR AVE	2,928	2006	$4,355,993	$2,696,688	$1,659,305	61.5%	$14,270
8XX NORTH SHORE DR	3,192	2016	$4,570,881	$2,939,832	$1,631,049	55.5%	$14,027
9XX NORTH SHORE DR	2,489	2018	$3,922,600	$2,292,369	$1,630,231	71.1%	$14,020
1XX PARK AVE	2,439	2015	$3,813,271	$2,246,319	$1,566,952	69.8%	$13,476
1XX CEDAR AVE	2,828	1935	$4,162,927	$2,604,588	$1,558,339	59.8%	$13,402
7XX NORTH SHORE DR	1,564	1976	$2,994,809	$1,440,444	$1,554,365	107.9%	$13,368

Data: FL DOR 2025 Final NAL roll, Manatee County, ZIP 34216. 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.

Check my address →