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 34221 are overassessed?

25.9% of homes in Palmetto ZIP 34221 (5,252 of 20,241 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 Palmetto ZIP 34221?

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 · Palmetto

ZIP 34221 property tax overassessment report

25.9% of homes in Palmetto ZIP 34221 (5,252 of 20,241 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $7,418,743.

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

20,241

Homes in ZIP

5,252

Flagged as overassessed

25.9%

$164,251

Avg overage / home

$332,693

Typical value

~$184/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 34221

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
2XXX 10TH ST W	5,324	1993	$3,346,159	$979,616	$2,366,543	241.6%	$20,352
2XXX 4TH STREET CT W	9,266	2011	$4,020,130	$1,704,944	$2,315,186	135.8%	$19,911
2XXX 8TH ST W	5,658	2005	$3,296,667	$1,041,072	$2,255,595	216.7%	$19,398
5XXX 17TH ST W	5,849	1917	$2,986,399	$1,076,216	$1,910,183	177.5%	$16,428
7XX 32ND AVE W	3,691	1995	$2,567,188	$679,144	$1,888,044	278%	$16,237
8XX 35TH AVENUE DR W	3,289	2014	$2,468,643	$605,176	$1,863,467	307.9%	$16,026
1XX BURNS RD	3,924	1986	$2,508,708	$722,016	$1,786,692	247.5%	$15,366
2XXX 5TH ST W	3,973	1992	$2,231,043	$731,032	$1,500,011	205.2%	$12,900
1XXX RIVERSIDE DR	2,416	2019	$1,887,535	$444,544	$1,442,991	324.6%	$12,410
9XX 35TH AVENUE DR W	3,099	2020	$1,974,580	$570,216	$1,404,364	246.3%	$12,078
4XXX 13TH ST W	5,971	1997	$2,493,642	$1,098,664	$1,394,978	127%	$11,997
9XX RIVIERA DUNES WAY	5,770	2007	$2,455,002	$1,061,680	$1,393,322	131.2%	$11,983
2XXX 7TH ST W	4,281	2024	$2,158,481	$787,704	$1,370,777	174%	$11,789
5XXX ARLINGTON RD	3,714	2019	$2,053,007	$683,376	$1,369,631	200.4%	$11,779
8XX 3RD ST E	5,097	2006	$2,297,583	$937,848	$1,359,735	145%	$11,694
4XX BAYSHORE DR	5,326	2002	$2,286,600	$979,984	$1,306,616	133.3%	$11,237
2XXX MIGUEL BAY DR	3,874	1990	$2,009,164	$712,816	$1,296,348	181.9%	$11,149
4XX 21ST AVE W	5,603	2010	$2,326,123	$1,030,952	$1,295,171	125.6%	$11,138
1XXX 4TH ST W	3,780	1966	$1,943,625	$695,520	$1,248,105	179.4%	$10,734
1XXX 4TH ST W	4,372	2021	$2,035,136	$804,448	$1,230,688	153%	$10,584
2XXX 8TH STREET CT W	4,127	2016	$1,977,237	$759,368	$1,217,869	160.4%	$10,474
3XXX 7TH STREET CIR W	7,078	2001	$2,517,957	$1,302,352	$1,215,605	93.3%	$10,454
3XX 13TH AVE W	2,452	2003	$1,657,984	$451,168	$1,206,816	267.5%	$10,379
1XXX 4TH ST W	5,575	2022	$2,217,505	$1,025,800	$1,191,705	116.2%	$10,249
5XXX 13TH ST W	4,551	2022	$2,022,348	$837,384	$1,184,964	141.5%	$10,191

Data: FL DOR 2025 Final NAL roll, Manatee County, ZIP 34221. 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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