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 32561 are overassessed?

36.9% of homes in Pensacola Beach ZIP 32561 (2,300 of 6,238 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 Pensacola Beach ZIP 32561?

File Form DR-486 with the Escambia 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.

Escambia County · Pensacola Beach

ZIP 32561 property tax overassessment report

36.9% of homes in Pensacola Beach ZIP 32561 (2,300 of 6,238 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $5,207,106.

Check my address (free) →Escambia County guide

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

6,238

Homes in ZIP

2,300

Flagged as overassessed

36.9%

$263,251

Avg overage / home

$602,644

Typical value

~$249/sqft

Your Escambia County deadline

TRIM mailing: Aug 17, 2026 · VAB petition due: Sept 11, 2026

Escambia filing guide →

Top 25 most overassessed homes in 32561

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
1XX ARIOLA DR	5,616	2018	$4,206,594	$1,398,384	$2,808,210	200.8%	$24,151
7XX PEAKE'S POINT DR	5,031	2018	$3,628,957	$1,252,719	$2,376,238	189.7%	$20,436
1XXX ENSENADA SIETE	7,888	2022	$4,312,858	$1,964,112	$2,348,746	119.6%	$20,199
1XXX ARIOLA DR	5,061	2018	$3,574,273	$1,260,189	$2,314,084	183.6%	$19,901
1XXX GULF BREEZE PKWY	3,360	1970	$3,067,760	$836,640	$2,231,120	266.7%	$19,188
7XX PEAKE'S POINT DR	7,047	2014	$3,974,947	$1,754,703	$2,220,244	126.5%	$19,094
8XX ARIOLA DR	4,998	1981	$3,452,466	$1,244,502	$2,207,964	177.4%	$18,988
3XX ARIOLA DR	3,745	1999	$3,111,839	$932,505	$2,179,334	233.7%	$18,742
7X HIGHPOINT DR	8,642	1994	$4,275,259	$2,151,858	$2,123,401	98.7%	$18,261
8XX ARIOLA DR	4,529	1996	$3,229,723	$1,127,721	$2,102,002	186.4%	$18,077
2X CALLE HERMOSA	10,259	1990	$4,646,040	$2,554,491	$2,091,549	81.9%	$17,987
7XX PEAKE'S POINT DR	6,892	2005	$3,803,976	$1,716,108	$2,087,868	121.7%	$17,956
7XX ARIOLA DR	6,779	2003	$3,746,017	$1,687,971	$2,058,046	121.9%	$17,699
1XXX ARIOLA DR	5,004	1998	$3,300,874	$1,245,996	$2,054,878	164.9%	$17,672
1XXX ARIOLA DR	6,328	2016	$3,612,210	$1,575,672	$2,036,538	129.2%	$17,514
1X CALLE HERMOSA	7,945	2003	$3,949,305	$1,978,305	$1,971,000	99.6%	$16,951
4X SHORELINE DR	7,237	2019	$3,759,515	$1,802,013	$1,957,502	108.6%	$16,835
1XX MATAMOROS DR	8,992	2010	$4,190,829	$2,239,008	$1,951,821	87.2%	$16,786
1XX LE PORT DR	6,447	2008	$3,547,184	$1,605,303	$1,941,881	121%	$16,700
1XX ARIOLA DR	5,273	2020	$3,236,779	$1,312,977	$1,923,802	146.5%	$16,545
3XX ARIOLA DR	4,148	1990	$2,956,154	$1,032,852	$1,923,302	186.2%	$16,540
9XX ARIOLA DR	6,550	2019	$3,518,621	$1,630,950	$1,887,671	115.7%	$16,234
1XXX ARIOLA DR	2,747	1990	$2,543,281	$684,003	$1,859,278	271.8%	$15,990
2X CALLE HERMOSA	5,825	2005	$3,300,014	$1,450,425	$1,849,589	127.5%	$15,906
7XX ARIOLA DR	4,968	1996	$3,081,778	$1,237,032	$1,844,746	149.1%	$15,865

Data: FL DOR 2025 Final NAL roll, Escambia County, ZIP 32561. 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 EscambiaCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

Check my address →