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 32431 are overassessed?

36% of homes in Cottondale ZIP 32431 (414 of 1,151 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 Cottondale ZIP 32431?

File Form DR-486 with the Jackson 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.

Jackson County · Cottondale

ZIP 32431 property tax overassessment report

36% of homes in Cottondale ZIP 32431 (414 of 1,151 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $196,783.

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

1,151

Homes in ZIP

414

Flagged as overassessed

36%

$55,270

Avg overage / home

$141,032

Typical value

~$73/sqft

Your Jackson County deadline

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

Jackson filing guide →

Top 25 most overassessed homes in 32431

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 RICHTER RD	4,013	1979	$643,978	$292,949	$351,029	119.8%	$3,019
2XXX LOVEWOOD RD	3,086	2015	$454,694	$225,278	$229,416	101.8%	$1,973
3XXX AYCOCK RD	3,494	2024	$470,550	$255,062	$215,488	84.5%	$1,853
3XXX PEANUT RD	2,881	2017	$412,472	$210,313	$202,159	96.1%	$1,739
2XXX PONTIAC LOOP	4,990	2008	$558,609	$364,270	$194,339	53.4%	$1,671
3XXX GARDENVIEW RD	2,801	2022	$380,086	$204,473	$175,613	85.9%	$1,510
1XXX MILL RD	3,460	2007	$411,585	$252,580	$159,005	63%	$1,367
2XXX LOVEWOOD RD	2,866	2022	$367,070	$209,218	$157,852	75.4%	$1,358
2XXX HALLMAN LN	4,107	2005	$455,973	$299,811	$156,162	52.1%	$1,343
8XX ROCK HILL CHURCH RD	2,670	2016	$347,871	$194,910	$152,961	78.5%	$1,315
3XXX VETERAN RD	2,431	2019	$328,959	$177,463	$151,496	85.4%	$1,303
3XXX WOODREST RD	2,325	2008	$320,110	$169,725	$150,385	88.6%	$1,293
3XXX KYNESVILLE RD	2,476	2024	$326,543	$180,748	$145,795	80.7%	$1,254
2XXX ROWELL RD	2,766	2020	$347,452	$201,918	$145,534	72.1%	$1,252
3XXX PX RANCH RD	3,209	1993	$378,896	$234,257	$144,639	61.7%	$1,244
3XXX WOODREST RD	2,985	2013	$359,129	$217,905	$141,224	64.8%	$1,215
8XX CROSSWIND LN	2,253	2015	$303,010	$164,469	$138,541	84.2%	$1,191
6XX CANDY KITCHEN RD	2,645	1998	$328,271	$193,085	$135,186	70%	$1,163
3XXX HWY 273	3,007	1998	$353,265	$219,511	$133,754	60.9%	$1,150
2XXX WHEELUS CIR	2,334	2019	$304,130	$170,382	$133,748	78.5%	$1,150
3XXX REDSENIOR DR	2,558	2021	$320,462	$186,734	$133,728	71.6%	$1,150
3XX ALFORD RD	2,866	2006	$342,872	$209,218	$133,654	63.9%	$1,149
3XXX COYS LN	2,427	2021	$309,985	$177,171	$132,814	75%	$1,142
1XXX PORTER RD	2,180	1984	$289,672	$159,140	$130,532	82%	$1,123
2XXX SAPP RD	1,954	2020	$271,496	$142,642	$128,854	90.3%	$1,108

Data: FL DOR 2025 Final NAL roll, Jackson County, ZIP 32431. 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 JacksonCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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