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 32346 are overassessed?

38.1% of homes in Panacea ZIP 32346 (669 of 1,756 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 Panacea ZIP 32346?

File Form DR-486 with the Franklin 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.

Franklin County · Panacea

ZIP 32346 property tax overassessment report

38.1% of homes in Panacea ZIP 32346 (669 of 1,756 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,241,245.

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

1,756

Homes in ZIP

669

Flagged as overassessed

38.1%

$215,741

Avg overage / home

$386,768

Typical value

~$207/sqft

Your Franklin County deadline

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

Franklin filing guide →

Top 25 most overassessed homes in 32346

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
1XXX ALLIGATOR DR DR	4,041	2003	$2,054,372	$836,487	$1,217,885	145.6%	$10,474
1XXX ALLIGATOR DRIVE	3,094	2014	$1,847,890	$640,458	$1,207,432	188.5%	$10,384
1XXX ALLIGATOR DR	2,910	2007	$1,662,052	$602,370	$1,059,682	175.9%	$9,113
1XXX ALLIGATOR DR	3,926	2000	$1,723,190	$812,682	$910,508	112%	$7,830
1XXX ALLIGATOR DRIVE	1,002	1973	$1,103,373	$207,414	$895,959	432%	$7,705
1XXX ALLIGATOR DR DR	2,900	2017	$1,441,405	$600,300	$841,105	140.1%	$7,234
1XXX ALLIGATOR DR	2,205	1980	$1,286,030	$456,435	$829,595	181.8%	$7,135
1XXX ALLIGATOR DR	2,135	1983	$1,247,356	$441,945	$805,411	182.2%	$6,927
1XXX ALLIGATOR DR	1,256	1964	$1,061,068	$259,992	$801,076	308.1%	$6,889
1XXX ALLIGATOR DR DR	2,778	2017	$1,362,847	$575,046	$787,801	137%	$6,775
1XXX ALLIGATOR DR	3,888	2020	$1,568,367	$804,816	$763,551	94.9%	$6,567
6XX ALLIGATOR DR	1,779	2019	$1,110,025	$368,253	$741,772	201.4%	$6,379
1XXX ALLIGATOR DR DR	1,411	1948	$1,030,964	$292,077	$738,887	253%	$6,354
1XXX ALLIGATOR DR	4,434	1971	$1,646,782	$917,838	$728,944	79.4%	$6,269
1XXX-B ALLIGATOR DR	2,201	1948	$1,177,068	$455,607	$721,461	158.4%	$6,205
1XXX ALLIGATOR DR	3,200	2020	$1,358,840	$662,400	$696,440	105.1%	$5,989
1XXX ALLIGATOR DR	3,733	2019	$1,467,145	$772,731	$694,414	89.9%	$5,972
1XXX ALLIGATOR DR DR	1,296	1972	$953,072	$268,272	$684,800	255.3%	$5,889
1XXX ALLIGATOR DR	1,782	1976	$1,049,023	$368,874	$680,149	184.4%	$5,849
1XXX ALLIGATOR DR DR	1,418	1968	$954,835	$293,526	$661,309	225.3%	$5,687
1XXX ALLIGATOR DR DR	3,406	2018	$1,362,548	$705,042	$657,506	93.3%	$5,655
1XXX ALLIGATOR DR DR	3,229	1979	$1,315,211	$668,403	$646,808	96.8%	$5,563
1XXX ALLIGATOR DR	4,007	2006	$1,462,420	$829,449	$632,971	76.3%	$5,444
1XXX ALLIGATOR DR	4,790	2010	$1,616,818	$991,530	$625,288	63.1%	$5,377
6XX ALLIGATOR DR	1,961	1952	$1,020,503	$405,927	$614,576	151.4%	$5,285

Data: FL DOR 2025 Final NAL roll, Franklin County, ZIP 32346. 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 FranklinCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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