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 32096 are overassessed?

37.4% of homes in White Springs ZIP 32096 (280 of 749 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 White Springs ZIP 32096?

File Form DR-486 with the Hamilton 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.

Hamilton County · White Springs

ZIP 32096 property tax overassessment report

37.4% of homes in White Springs ZIP 32096 (280 of 749 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $148,812.

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

749

Homes in ZIP

280

Flagged as overassessed

37.4%

$61,799

Avg overage / home

$159,426

Typical value

~$91/sqft

Your Hamilton County deadline

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

Hamilton filing guide →

Top 25 most overassessed homes in 32096

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
9XXX SE 128TH AVE	4,619	2023	$965,126	$420,329	$544,797	129.6%	$4,685
8XXX SE 128TH AVE	2,823	2013	$724,942	$256,893	$468,049	182.2%	$4,025
3XX NW MANSFIELD DR	2,428	2002	$520,664	$220,948	$299,716	135.7%	$2,578
9XXX SE 142ND BLVD	3,292	2022	$576,817	$299,572	$277,245	92.5%	$2,384
1XXXX SE 25A CR	3,025	2003	$516,328	$275,275	$241,053	87.6%	$2,073
3XX NW LASSIE BLACK ST	2,617	1996	$455,459	$238,147	$217,312	91.3%	$1,869
9XXX SE 128TH AVE	2,430	2003	$430,358	$221,130	$209,228	94.6%	$1,799
8XXX SE 194TH LN	5,200	2014	$679,002	$473,200	$205,802	43.5%	$1,770
2XX NW EVERETT TER	3,551	2007	$514,071	$323,141	$190,930	59.1%	$1,642
8XXX SE 140TH CT	2,439	2005	$405,567	$221,949	$183,618	82.7%	$1,579
2XXX NW THUNDER ST	1,740	1979	$340,118	$158,340	$181,778	114.8%	$1,563
9XXX SE 154TH AVE	2,671	2022	$423,404	$243,061	$180,343	74.2%	$1,551
8XXX SE 126TH CT	3,733	1992	$509,169	$339,703	$169,466	49.9%	$1,457
5XXX NW FALLING CREEK RD	1,484	2015	$294,537	$135,044	$159,493	118.1%	$1,372
1XXXX CAMP AVE	2,715	2000	$400,041	$247,065	$152,976	61.9%	$1,316
8XX NW EMORY CARTER GLN	3,213	2011	$439,873	$292,383	$147,490	50.4%	$1,268
1XXXX SPRING ST	1,864	—	$316,012	$169,624	$146,388	86.3%	$1,259
2XX NW EVERETT TER	3,456	2007	$460,207	$314,496	$145,711	46.3%	$1,253
9XXX SE 128TH AVE	2,318	2006	$351,385	$210,938	$140,447	66.6%	$1,208
1XXXX CAMP AVE	5,536	1906	$633,626	$503,776	$129,850	25.8%	$1,117
1XXXX SE 141ST BLVD	2,531	1995	$359,736	$230,321	$129,415	56.2%	$1,113
1XXXX SE 95TH TRL	2,088	2016	$315,154	$190,008	$125,146	65.9%	$1,076
2XX NW ODESSA GLN	882	1966	$203,872	$80,262	$123,610	154%	$1,063
1XXXX SE 87TH ST	1,762	2023	$282,460	$160,342	$122,118	76.2%	$1,050
1XXXX SE 86TH DR	3,446	—	$434,055	$313,586	$120,469	38.4%	$1,036

Data: FL DOR 2025 Final NAL roll, Hamilton County, ZIP 32096. 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 HamiltonCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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