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 32054 are overassessed?

31% of homes in Lake Butler ZIP 32054 (677 of 2,182 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 Lake Butler ZIP 32054?

File Form DR-486 with the Union 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.

Union County · Lake Butler

ZIP 32054 property tax overassessment report

31% of homes in Lake Butler ZIP 32054 (677 of 2,182 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $367,998.

Check my address (free) →Union County guide

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

2,182

Homes in ZIP

677

Flagged as overassessed

31%

$63,206

Avg overage / home

$126,874

Typical value

~$67/sqft

Your Union County deadline

TRIM mailing: Mid-August 2026 · VAB petition due: 25 days after TRIM mailing (typically mid-September 2026)

Union filing guide →

Top 25 most overassessed homes in 32054

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
SW CR 239A	924	1983	$495,807	$61,908	$433,899	700.9%	$3,732
2XXXX NW CR 235	3,096	2011	$538,192	$207,432	$330,760	159.5%	$2,845
5XXX S CR 241	3,092	2024	$522,916	$207,164	$315,752	152.4%	$2,715
SW 79TH STREET	3,173	2023	$510,344	$212,591	$297,753	140.1%	$2,561
NW 140TH AVE	3,005	2024	$496,971	$201,335	$295,636	146.8%	$2,542
1XXXX W SR 238	4,120	2024	$549,620	$276,040	$273,580	99.1%	$2,353
SW CR 239A	2,318	2011	$423,276	$155,306	$267,970	172.5%	$2,305
1XXXX W SR 238	2,816	2017	$441,027	$188,672	$252,355	133.8%	$2,170
4XXX NW 92ND TRAIL	3,454	2023	$477,381	$231,418	$245,963	106.3%	$2,115
1XXXX SW 65TH TRAIL	3,785	2024	$484,140	$253,595	$230,545	90.9%	$1,983
6XXX SW 82ND TRAIL	3,130	2007	$438,352	$209,710	$228,642	109%	$1,966
2XXXX NW CR 235	2,358	2020	$384,013	$157,986	$226,027	143.1%	$1,944
9XXX NW 45TH COURT	2,802	2007	$413,151	$187,734	$225,417	120.1%	$1,939
NW 160TH ST	1,582	1901	$325,601	$105,994	$219,607	207.2%	$1,889
1XXXX SW 48TH PATH	2,005	1990	$353,895	$134,335	$219,560	163.4%	$1,888
1XXXX SE 64TH STREET	3,274	2021	$436,869	$219,358	$217,511	99.2%	$1,871
SE CR S-237	3,825	2022	$473,665	$256,275	$217,390	84.8%	$1,870
6XXX SE 159TH PLACE	4,415	2022	$508,656	$295,805	$212,851	72%	$1,831
4XXX SW 111TH PLACE	2,884	2014	$405,813	$193,228	$212,585	110%	$1,828
9XXX SE 2ND RD	2,653	2018	$384,172	$177,751	$206,421	116.1%	$1,775
1XXXX NW 198TH ST	2,273	1993	$358,098	$152,291	$205,807	135.1%	$1,770
CR S-238A	3,703	2023	$453,314	$248,101	$205,213	82.7%	$1,765
2XXXX SW CR 235	2,332	2005	$354,462	$156,244	$198,218	126.9%	$1,705
2XXXX SE 88TH TRAIL	1,884	2023	$324,394	$126,228	$198,166	157%	$1,704
8XXX SW 50TH WAY	1,434	2022	$290,957	$96,078	$194,879	202.8%	$1,676

Data: FL DOR 2025 Final NAL roll, Union County, ZIP 32054. 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 UnionCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

Check my address →