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 34120 are overassessed?

33.1% of homes in Naples ZIP 34120 (7,114 of 21,498 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 34120?

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 34120 property tax overassessment report

33.1% of homes in Naples ZIP 34120 (7,114 of 21,498 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $14,013,513.

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

21,498

Homes in ZIP

7,114

Flagged as overassessed

33.1%

$229,052

Avg overage / home

$546,566

Typical value

~$212/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 34120

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 PEREGRINE CT	7,059	2024	$3,418,880	$1,496,508	$1,922,372	128.5%	$16,532
1XXXX IMMOKALEE RD	4,600	2001	$2,762,231	$975,200	$1,787,031	183.2%	$15,368
1XXXX MAIDSTONE CT	4,835	2015	$2,784,828	$1,025,020	$1,759,808	171.7%	$15,134
9XXX GRANITE CT	6,412	2012	$3,061,691	$1,359,344	$1,702,347	125.2%	$14,640
1XXXX AERIE LN	5,650	2023	$2,698,591	$1,197,800	$1,500,791	125.3%	$12,907
1XXXX GOLDEN EAGLE CT	4,741	2024	$2,484,986	$1,005,092	$1,479,894	147.2%	$12,727
1XXXX TWINEAGLES BLVD	6,105	2022	$2,773,017	$1,294,260	$1,478,757	114.3%	$12,717
9XXX COPPER ROCK CT	3,070	2010	$2,127,089	$650,840	$1,476,249	226.8%	$12,696
1XXXX PEREGRINE CT	5,756	2014	$2,672,040	$1,220,272	$1,451,768	119%	$12,485
1XXXX TWINEAGLES BLVD	4,445	2022	$2,382,168	$942,340	$1,439,828	152.8%	$12,383
1XXXX MAIDSTONE CT	4,566	2018	$2,407,497	$967,992	$1,439,505	148.7%	$12,380
1XXXX AERIE LN	4,715	2023	$2,388,667	$999,580	$1,389,087	139%	$11,946
1XXXX MAIDSTONE CT	4,181	2017	$2,275,372	$886,372	$1,389,000	156.7%	$11,945
1XXXX GOLDEN EAGLE CT	6,961	2001	$2,858,336	$1,475,732	$1,382,604	93.7%	$11,890
1XXXX MAIDSTONE CT	4,019	2014	$2,183,723	$852,028	$1,331,695	156.3%	$11,453
1XXXX TWINEAGLES BLVD	5,125	2019	$2,404,363	$1,086,500	$1,317,863	121.3%	$11,334
1XXXX TWINEAGLES BLVD	5,474	2015	$2,477,893	$1,160,488	$1,317,405	113.5%	$11,330
1XXXX TWINEAGLES BLVD	4,791	2019	$2,322,921	$1,015,692	$1,307,229	128.7%	$11,242
1XXXX TALON DR	7,637	2002	$2,924,435	$1,619,044	$1,305,391	80.6%	$11,226
9XXX COPPER ROCK CT	2,579	2010	$1,848,220	$546,748	$1,301,472	238%	$11,193
1XXXX MAIDSTONE CT	4,722	2018	$2,301,798	$1,001,064	$1,300,734	129.9%	$11,186
1XXXX TWINEAGLES BLVD	5,438	2017	$2,452,012	$1,152,856	$1,299,156	112.7%	$11,173
1XXXX GOLDEN EAGLE CT	6,215	2010	$2,606,937	$1,317,580	$1,289,357	97.9%	$11,088
1XXXX TWINEAGLES BLVD	4,305	2021	$2,195,875	$912,660	$1,283,215	140.6%	$11,036
9XXX COPPER ROCK CT	3,070	2010	$1,933,061	$650,840	$1,282,221	197%	$11,027

Data: FL DOR 2025 Final NAL roll, Collier County, ZIP 34120. 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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