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 34222 are overassessed?

32.6% of homes in Ellenton ZIP 34222 (1,310 of 4,024 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 Ellenton ZIP 34222?

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 · Ellenton

ZIP 34222 property tax overassessment report

32.6% of homes in Ellenton ZIP 34222 (1,310 of 4,024 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,211,712.

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

4,024

Homes in ZIP

1,310

Flagged as overassessed

32.6%

$107,555

Avg overage / home

$283,957

Typical value

~$156/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 34222

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
6XXX US 301 N	1,419	1936	$2,498,712	$221,364	$2,277,348	1028.8%	$19,585
9XX NANCY GAMBLE LN	4,527	2000	$2,365,356	$706,212	$1,659,144	234.9%	$14,269
8XX NANCY GAMBLE LN	4,266	1977	$2,073,462	$665,496	$1,407,966	211.6%	$12,109
3XX HIGHLAND SHORES DR	4,822	2019	$2,121,391	$752,232	$1,369,159	182%	$11,775
1XXX NANCY GAMBLE LN	3,522	2006	$1,700,972	$549,432	$1,151,540	209.6%	$9,903
1XXX NANCY GAMBLE LN	4,156	1999	$1,717,603	$648,336	$1,069,267	164.9%	$9,196
3XXX WATER ST	2,788	1990	$1,456,369	$434,928	$1,021,441	234.9%	$8,784
8XX NANCY GAMBLE LN	4,455	2007	$1,682,165	$694,980	$987,185	142%	$8,490
5XXX 19TH ST E	3,636	2001	$1,512,919	$567,216	$945,703	166.7%	$8,133
6XXX 37TH ST E	5,710	2001	$1,825,433	$890,760	$934,673	104.9%	$8,038
9XX NANCY GAMBLE LN	3,989	2016	$1,537,854	$622,284	$915,570	147.1%	$7,874
3XXX 59TH AVENUE CIR E	6,793	2004	$1,949,341	$1,059,708	$889,633	84%	$7,651
8XX NANCY GAMBLE LN	3,260	1977	$1,396,556	$508,560	$887,996	174.6%	$7,637
9XX NANCY GAMBLE LN	4,174	2000	$1,524,006	$651,144	$872,862	134.1%	$7,507
1XXX NANCY GAMBLE LN	4,328	2015	$1,525,746	$675,168	$850,578	126%	$7,315
9XX NANCY GAMBLE LN	3,500	2016	$1,378,437	$546,000	$832,437	152.5%	$7,159
4XXX 17TH ST E	6,214	2002	$1,748,208	$969,384	$778,824	80.3%	$6,698
6XX CAMELLIA AVE	6,698	2019	$1,814,573	$1,044,888	$769,685	73.7%	$6,619
4XXX 7TH STREET CT E	2,376	2009	$1,113,513	$370,656	$742,857	200.4%	$6,389
3XX HIGHLAND SHORES DR	4,248	2003	$1,369,739	$662,688	$707,051	106.7%	$6,081
6XX CENTRAL AVE	2,999	2002	$1,174,281	$467,844	$706,437	151%	$6,075
3XX HIGHLAND SHORES DR	3,879	2010	$1,246,166	$605,124	$641,042	105.9%	$5,513
3XX HIGHLAND SHORES DR	3,978	2005	$1,260,363	$620,568	$639,795	103.1%	$5,502
3XXX 59TH AVENUE CIR E	6,175	2001	$1,591,032	$963,300	$627,732	65.2%	$5,398
6XX IXORA AVE	2,730	1982	$1,052,976	$425,880	$627,096	147.2%	$5,393

Data: FL DOR 2025 Final NAL roll, Manatee County, ZIP 34222. 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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