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 34217 are overassessed?

43.1% of homes in Holmes Beach ZIP 34217 (2,302 of 5,336 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 Holmes Beach ZIP 34217?

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 · Holmes Beach

ZIP 34217 property tax overassessment report

43.1% of homes in Holmes Beach ZIP 34217 (2,302 of 5,336 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $10,421,388.

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

5,336

Homes in ZIP

2,302

Flagged as overassessed

43.1%

$526,407

Avg overage / home

$869,304

Typical value

~$509/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 34217

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
1XX WHITE AVE	2,087	1947	$4,636,721	$1,062,283	$3,574,438	336.5%	$30,740
2XXX AVENUE E	1,544	1940	$4,051,834	$785,896	$3,265,938	415.6%	$28,087
9X 52ND ST	2,988	2003	$4,749,886	$1,520,892	$3,228,994	212.3%	$27,769
5XX 56TH ST	3,369	2022	$4,701,643	$1,714,821	$2,986,822	174.2%	$25,687
4XXX 2ND AVE	2,331	2013	$4,073,440	$1,186,479	$2,886,961	243.3%	$24,828
2XX S HARBOR DR	3,526	2013	$4,619,473	$1,794,734	$2,824,739	157.4%	$24,293
3XXX 4TH AVE	2,371	2007	$3,983,208	$1,206,839	$2,776,369	230.1%	$23,877
1XX WHITE AVE	2,373	1981	$3,882,404	$1,207,857	$2,674,547	221.4%	$23,001
6XX KEY ROYALE DR	4,169	2020	$4,728,433	$2,122,021	$2,606,412	122.8%	$22,415
1XX 49TH ST	2,431	1998	$3,723,599	$1,237,379	$2,486,220	200.9%	$21,381
4XXX 4TH AVE	4,406	2024	$4,694,237	$2,242,654	$2,451,583	109.3%	$21,084
5XX 70TH ST	4,040	2012	$4,496,094	$2,056,360	$2,439,734	118.6%	$20,982
6XXX GULF DR	4,196	2022	$4,560,832	$2,135,764	$2,425,068	113.5%	$20,856
1XX 75TH ST	1,394	1948	$3,096,236	$709,546	$2,386,690	336.4%	$20,526
4XXX 2ND AVE	4,393	2016	$4,622,491	$2,236,037	$2,386,454	106.7%	$20,524
6XX KEY ROYALE DR	3,693	2017	$4,233,909	$1,879,737	$2,354,172	125.2%	$20,246
5XX 67TH ST	4,358	2024	$4,572,116	$2,218,222	$2,353,894	106.1%	$20,243
2XXX AVENUE A	4,270	2020	$4,490,639	$2,173,430	$2,317,209	106.6%	$19,928
5XX 83RD ST	4,373	2015	$4,534,290	$2,225,857	$2,308,433	103.7%	$19,853
1XX 79TH ST	5,130	1945	$4,887,070	$2,611,170	$2,275,900	87.2%	$19,573
5XX 70TH ST	4,157	2012	$4,379,712	$2,115,913	$2,263,799	107%	$19,469
6XX NORTH POINT DR	3,865	2020	$4,196,394	$1,967,285	$2,229,109	113.3%	$19,170
3XXX AVENUE F	2,740	2011	$3,620,677	$1,394,660	$2,226,017	159.6%	$19,144
1XX 51ST ST	1,537	1950	$2,999,596	$782,333	$2,217,263	283.4%	$19,068
1XX 74TH ST	1,638	1947	$3,043,004	$833,742	$2,209,262	265%	$19,000

Data: FL DOR 2025 Final NAL roll, Manatee County, ZIP 34217. 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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