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 34251 are overassessed?

30.2% of homes in Myakka City ZIP 34251 (637 of 2,107 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 Myakka City ZIP 34251?

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 · Myakka City

ZIP 34251 property tax overassessment report

30.2% of homes in Myakka City ZIP 34251 (637 of 2,107 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $846,422.

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

2,107

Homes in ZIP

637

Flagged as overassessed

30.2%

$154,507

Avg overage / home

$570,096

Typical value

~$293/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 34251

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
4XXXX CLAY GULLY RD	1,440	1996	$2,127,586	$421,920	$1,705,666	404.3%	$14,669
8XXX 249TH ST E	6,934	2024	$3,130,402	$2,031,662	$1,098,740	54.1%	$9,449
1XXXX M J RD	2,386	2011	$1,423,096	$699,098	$723,998	103.6%	$6,226
8XXX 249TH ST E	6,013	2000	$2,395,312	$1,761,809	$633,503	36%	$5,448
8XXX 241ST ST E	2,770	2016	$1,420,174	$811,610	$608,564	75%	$5,234
3XXX VERNA BETHANY RD	3,097	2003	$1,510,065	$907,421	$602,644	66.4%	$5,183
3XXXX SAM COOK RD	1,916	1989	$1,138,635	$561,388	$577,247	102.8%	$4,964
3XXX PAYNE RD	2,559	1988	$1,300,564	$749,787	$550,777	73.5%	$4,737
3XXXX 103RD AVE E	596	1989	$704,832	$174,628	$530,204	303.6%	$4,560
2XXX RANCH CLUB BLVD	6,068	2002	$2,307,600	$1,777,924	$529,676	29.8%	$4,555
8XXX HIGH OAKS TRL	2,650	2023	$1,254,036	$776,450	$477,586	61.5%	$4,107
3XXXX MIARCACHEE RD	864	1997	$729,207	$253,152	$476,055	188.1%	$4,094
1XXXX 289TH ST E	2,058	2013	$1,077,056	$602,994	$474,062	78.6%	$4,077
3XXXX SINGLETARY RD	1,250	1963	$825,597	$366,250	$459,347	125.4%	$3,950
2XXXX SR 64 E	1,520	2000	$884,014	$445,360	$438,654	98.5%	$3,772
3XXXX SINGLETARY RD	1,414	1986	$852,372	$414,302	$438,070	105.7%	$3,767
8XXX 241ST ST E	3,406	2003	$1,434,628	$997,958	$436,670	43.8%	$3,755
7XXX CR 675	3,102	1998	$1,327,050	$908,886	$418,164	46%	$3,596
1XXXX RIVER RD	1,344	2001	$811,294	$393,792	$417,502	106%	$3,591
2XXXX 83RD AVE E	4,737	1999	$1,803,066	$1,387,941	$415,125	29.9%	$3,570
1XXXX RIVER RD	962	2003	$696,448	$281,866	$414,582	147.1%	$3,565
CLAY GULLY RD	4,829	2023	$1,825,544	$1,414,897	$410,647	29%	$3,532
7XXX 257TH ST E	616	2017	$590,688	$180,488	$410,200	227.3%	$3,528
3XXXX SINGLETARY RD	2,024	1972	$994,878	$593,032	$401,846	67.8%	$3,456
3XXXX MIARCACHEE RD	1,600	2005	$869,542	$468,800	$400,742	85.5%	$3,446

Data: FL DOR 2025 Final NAL roll, Manatee County, ZIP 34251. 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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