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 34109 are overassessed?

26.3% of homes in Naples ZIP 34109 (3,348 of 12,712 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 Naples ZIP 34109?

File Form DR-486 with the Collier 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.

Collier County · Naples

ZIP 34109 property tax overassessment report

26.3% of homes in Naples ZIP 34109 (3,348 of 12,712 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $10,695,909.

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

12,712

Homes in ZIP

3,348

Flagged as overassessed

26.3%

$371,479

Avg overage / home

$699,401

Typical value

~$281/sqft

Your Collier County deadline

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

Collier filing guide →

Top 25 most overassessed homes in 34109

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
1XXXX MARSALA WAY	5,893	2018	$4,594,239	$1,655,933	$2,938,306	177.4%	$25,269
7XXX DANIELS RD	1,551	1979	$3,304,644	$435,831	$2,868,813	658.2%	$24,672
6XXX HUNTERS RD	3,474	1995	$3,773,713	$976,194	$2,797,519	286.6%	$24,059
1XXXX MARSALA WAY	5,618	2014	$4,327,705	$1,578,658	$2,749,047	174.1%	$23,642
8XXX PURSLANE DR	4,932	2002	$3,956,152	$1,385,892	$2,570,260	185.5%	$22,104
1XXXX MARSALA WAY	5,021	2012	$3,730,376	$1,410,901	$2,319,475	164.4%	$19,947
6XXX SABLE RIDGE LN	7,151	2024	$4,261,249	$2,009,431	$2,251,818	112.1%	$19,366
2XXX ESCADA CT	8,683	2014	$4,690,816	$2,439,923	$2,250,893	92.3%	$19,358
6XXX LIVINGSTON WOODS LN	7,242	2024	$4,177,001	$2,035,002	$2,141,999	105.3%	$18,421
2XXX ESCADA CT	6,380	2009	$3,930,473	$1,792,780	$2,137,693	119.2%	$18,384
8XXX BLUE FLAG WAY	4,933	2002	$3,481,982	$1,386,173	$2,095,809	151.2%	$18,024
1XXXX MARSALA WAY	5,130	2012	$3,529,639	$1,441,530	$2,088,109	144.9%	$17,958
8XXX BLUE FLAG WAY	5,528	2003	$3,631,696	$1,553,368	$2,078,328	133.8%	$17,874
2XXX ESCADA CT	7,939	2002	$4,229,031	$2,230,859	$1,998,172	89.6%	$17,184
2XXX AUGUSTA DR	5,808	2015	$3,603,096	$1,632,048	$1,971,048	120.8%	$16,951
8XXX SPIKERUSH LN	5,053	2002	$3,390,549	$1,419,893	$1,970,656	138.8%	$16,948
1XXX PERSIMMON DR	5,520	2000	$3,518,902	$1,551,120	$1,967,782	126.9%	$16,923
6XXX STONEGATE DR	4,689	1993	$3,282,101	$1,317,609	$1,964,492	149.1%	$16,895
2XXX ESCADA DR	6,756	2002	$3,855,830	$1,898,436	$1,957,394	103.1%	$16,834
1XXXX MARSALA WAY	4,075	2011	$3,071,121	$1,145,075	$1,926,046	168.2%	$16,564
8XXX PURSLANE DR	4,971	2002	$3,293,453	$1,396,851	$1,896,602	135.8%	$16,311
2XXX ESCADA CT	6,422	2007	$3,697,290	$1,804,582	$1,892,708	104.9%	$16,277
6XXX LIVINGSTON WOODS LN	5,245	2003	$3,326,287	$1,473,845	$1,852,442	125.7%	$15,931
6XXX STONEGATE DR	5,137	2001	$3,276,432	$1,443,497	$1,832,935	127%	$15,763
6XXX HUNTERS RD	7,413	1991	$3,904,816	$2,083,053	$1,821,763	87.5%	$15,667

Data: FL DOR 2025 Final NAL roll, Collier County, ZIP 34109. 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 CollierCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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