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 34228 are overassessed?

38.8% of homes in Longboat Key ZIP 34228 (1,263 of 3,252 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 Longboat Key ZIP 34228?

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 · Longboat Key

ZIP 34228 property tax overassessment report

38.8% of homes in Longboat Key ZIP 34228 (1,263 of 3,252 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $6,279,510.

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

3,252

Homes in ZIP

1,263

Flagged as overassessed

38.8%

$578,128

Avg overage / home

$758,010

Typical value

~$435/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 34228

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 GULF OF MEXICO DR	2,169	1979	$4,801,749	$943,515	$3,858,234	408.9%	$33,181
5XX HALYARD LN	3,417	2011	$4,882,900	$1,486,395	$3,396,505	228.5%	$29,210
1XXX GULF OF MEXICO DR PH1102	3,547	1999	$4,903,000	$1,542,945	$3,360,055	217.8%	$28,896
6XX BOWSPRIT LN	3,613	1995	$4,928,600	$1,571,655	$3,356,945	213.6%	$28,870
6XXX GULF OF MEXICO DR	2,041	1962	$4,224,711	$887,835	$3,336,876	375.8%	$28,697
6XXX GULF OF MEXICO DR	3,203	1969	$4,695,675	$1,393,305	$3,302,370	237%	$28,400
6XXX GULFSIDE RD	1,528	1953	$3,939,765	$664,680	$3,275,085	492.7%	$28,166
6XXX GULF OF MEXICO DR	3,994	1950	$4,922,835	$1,737,390	$3,185,445	183.3%	$27,395
2XXX GULF OF MEXICO DR 301	4,164	2016	$4,958,400	$1,811,340	$3,147,060	173.7%	$27,065
4XXX GULF OF MEXICO DR UNIT 303	4,012	2023	$4,887,500	$1,745,220	$3,142,280	180.1%	$27,024
4XX L AMBIANCE DR M908	3,593	1994	$4,700,000	$1,562,955	$3,137,045	200.7%	$26,979
5XXX GULF OF MEXICO DR	4,115	2016	$4,923,697	$1,790,025	$3,133,672	175.1%	$26,950
7XXX LA LENAIRE DR	2,821	2022	$4,354,691	$1,227,135	$3,127,556	254.9%	$26,897
2XXX GULF OF MEXICO DR 404	4,221	2016	$4,956,900	$1,836,135	$3,120,765	170%	$26,839
6XXX GULF OF MEXICO DR	2,164	1972	$4,042,569	$941,340	$3,101,229	329.4%	$26,671
4XXX GULF OF MEXICO DR UNIT 203	3,943	2023	$4,802,500	$1,715,205	$3,087,295	180%	$26,551
4XXX GULF OF MEXICO DR UNIT 103	4,024	2023	$4,828,000	$1,750,440	$3,077,560	175.8%	$26,467
2XXX GULF OF MEXICO DR 304	4,221	2016	$4,909,200	$1,836,135	$3,073,065	167.4%	$26,428
1XXX GULF OF MEXICO DR 206	2,493	2024	$4,141,200	$1,084,455	$3,056,745	281.9%	$26,288
2XXX GULF OF MEXICO DR 403	4,213	2016	$4,884,200	$1,832,655	$3,051,545	166.5%	$26,243
4XXX GULF OF MEXICO DR UNIT 403	3,989	2023	$4,785,500	$1,735,215	$3,050,285	175.8%	$26,232
2XXX GULF OF MEXICO DR 302	4,333	2016	$4,927,700	$1,884,855	$3,042,845	161.4%	$26,168
5XXX GULF OF MEXICO DR UNIT 9	3,745	2020	$4,666,034	$1,629,075	$3,036,959	186.4%	$26,118
4XX L AMBIANCE DR A601	3,593	1992	$4,571,700	$1,562,955	$3,008,745	192.5%	$25,875
2XXX GULF OF MEXICO DR 303	4,213	2016	$4,837,200	$1,832,655	$3,004,545	163.9%	$25,839

Data: FL DOR 2025 Final NAL roll, Manatee County, ZIP 34228. 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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