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 33304 are overassessed?

27.7% of homes in Fort Lauderdale ZIP 33304 (2,361 of 8,528 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 Fort Lauderdale ZIP 33304?

File Form DR-486 with the Broward 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.

Broward County · Fort Lauderdale

ZIP 33304 property tax overassessment report

27.7% of homes in Fort Lauderdale ZIP 33304 (2,361 of 8,528 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $10,927,231.

Check my address (free) →Broward County guide

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

8,528

Homes in ZIP

2,361

Flagged as overassessed

27.7%

$538,165

Avg overage / home

$783,814

Typical value

~$439/sqft

Your Broward County deadline

TRIM mailing: Aug 21, 2026 · VAB petition due: Sept 15, 2026

Broward filing guide →

Top 25 most overassessed homes in 33304

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
5XX N FORT LAUDERDALE BEACH BLVD	2,402	2022	$4,774,340	$1,054,478	$3,719,862	352.8%	$31,991
5XX N FORT LAUDERDALE BEACH BLVD	2,363	2022	$4,511,480	$1,037,357	$3,474,123	334.9%	$29,877
7XX N FORT LAUDERDALE BEACH BLVD	3,520	2017	$4,928,280	$1,545,280	$3,383,000	218.9%	$29,094
3XX N BIRCH RD	3,811	2020	$4,951,600	$1,673,029	$3,278,571	196%	$28,196
5XX N FORT LAUDERDALE BEACH BLVD	2,031	2022	$4,167,720	$891,609	$3,276,111	367.4%	$28,175
5XX N FORT LAUDERDALE BEACH BLVD	2,108	2022	$4,185,700	$925,412	$3,260,288	352.3%	$28,038
5XX N FORT LAUDERDALE BEACH BLVD	2,029	2022	$4,138,510	$890,731	$3,247,779	364.6%	$27,931
5XX N FORT LAUDERDALE BEACH BLVD	2,031	2022	$4,129,520	$891,609	$3,237,911	363.2%	$27,846
3XX N BIRCH RD	3,811	2020	$4,904,890	$1,673,029	$3,231,861	193.2%	$27,794
5XX N FORT LAUDERDALE BEACH BLVD	2,108	2022	$4,147,500	$925,412	$3,222,088	348.2%	$27,710
5XX N FORT LAUDERDALE BEACH BLVD	2,029	2022	$4,102,570	$890,731	$3,211,839	360.6%	$27,622
5XX N FORT LAUDERDALE BEACH BLVD	2,031	2022	$4,093,580	$891,609	$3,201,971	359.1%	$27,537
5XX N FORT LAUDERDALE BEACH BLVD	2,083	2022	$4,107,060	$914,437	$3,192,623	349.1%	$27,457
3XX N BIRCH RD	3,811	2020	$4,858,090	$1,673,029	$3,185,061	190.4%	$27,392
5XX N FORT LAUDERDALE BEACH BLVD	2,108	2022	$4,109,310	$925,412	$3,183,898	344.1%	$27,382
5XX N FORT LAUDERDALE BEACH BLVD	2,034	2022	$4,075,600	$892,926	$3,182,674	356.4%	$27,371
1 N FORT LAUDERDALE BEACH BLVD	3,833	2007	$4,862,330	$1,682,687	$3,179,643	189%	$27,345
5XX N FORT LAUDERDALE BEACH BLVD	2,031	2022	$4,055,390	$891,609	$3,163,781	354.8%	$27,209
5XX N FORT LAUDERDALE BEACH BLVD	2,083	2022	$4,073,360	$914,437	$3,158,923	345.5%	$27,167
3XX N BIRCH RD	3,274	2020	$4,591,560	$1,437,286	$3,154,274	219.5%	$27,127
5XX N FORT LAUDERDALE BEACH BLVD	2,083	2022	$4,064,370	$914,437	$3,149,933	344.5%	$27,089
5XX N FORT LAUDERDALE BEACH BLVD	2,108	2022	$4,071,110	$925,412	$3,145,698	339.9%	$27,053
3XX N BIRCH RD	3,811	2020	$4,811,390	$1,673,029	$3,138,361	187.6%	$26,990
5XX N FORT LAUDERDALE BEACH BLVD	2,031	2022	$4,017,190	$891,609	$3,125,581	350.6%	$26,880
5XX N FORT LAUDERDALE BEACH BLVD	2,083	2022	$4,037,410	$914,437	$3,122,973	341.5%	$26,858

Data: FL DOR 2025 Final NAL roll, Broward County, ZIP 33304. 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 BrowardCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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