JustValue compares your assessment with qualified sales of similar nearby properties and gives you a clear, independent second opinion. Check your address free →
Independent review of public property records. JustValue is a private company and is not affiliated with any county Property Appraiser.
Real property. Identity removed. Analysis generated by the same system used for every JustValue review.
These sales indicate a value 15.8% below your assessment. They span $286,604 to $307,630.
You decide whether to act on that, and the county decides what happens. Nothing here is a promise about an outcome.
Specimen generated 2026-08-27 from the 2026P roll.
These are the nearby sales we relied on: qualified sales (sales between unrelated parties on open-market terms, not transfers between family, foreclosures, or deeds filed to clear up a title). We compare them against your $352,395 2026 preliminary value — a preliminary figure, which can still move before the roll certifies. Florida values property as of 1 January 2026, so the sales below are drawn from before that date — later sales are evidence about a different moment and are not used here. These, and only these, drive any conclusion below.
| Property | Distance | Sold | Price | $/sq ft | Size adj. | At your size | Similar | Built | Sq ft | Land value |
|---|---|---|---|---|---|---|---|---|---|---|
| 22 PALMYRA LN | 0.38 mi | 2025-01 | $293,000 | $157.02 | +0.1% | $157.16 | 0.9658 | 2004 | 1,866 | $52,000 |
| 2 PURITAN LN | 0.73 mi | 2025-03 | $339,000 | $179.46 | +0.6% | $180.50 | 0.9613 | 1998 | 1,889 | $52,500 |
| 130 PERSIMMON DR | 0.57 mi | 2025-08 | $280,000 | $153.17 | -0.7% | $152.04 | 0.9517 | 2004 | 1,828 | $52,000 |
| 33 PUTTER DR | 0.68 mi | 2025-12 | $300,000 | $158.23 | +0.7% | $159.38 | 0.9471 | 2006 | 1,896 | $52,000 |
| 36 PERROTTI LN | 0.42 mi | 2025-05 | $290,000 | $153.76 | +0.5% | $154.55 | 0.9364 | 2006 | 1,886 | $52,000 |
| 108 PATRIC DR | 0.16 mi | 2025-01 | $299,000 | $159.81 | +0.2% | $160.12 | 0.9351 | 2006 | 1,871 | $52,000 |
| 161 PARKVIEW DR | 0.14 mi | 2025-05 | $345,000 | $185.78 | -0.1% | $185.58 | 0.8884 | 2020 | 1,857 | $52,000 |
| 80 PUTTER DR | 0.76 mi | 2025-05 | $260,000 | $129.61 | +3.0% | $133.54 | 0.8667 | 2002 | 2,006 | $52,000 |
At your size restates each sale's price per square foot as if that home had the same living area as yours. Larger homes sell for less per square foot, so a larger sale's rate is revised up to price a smaller home, and a smaller sale's down. The coefficient is measured in your own county rather than assumed — -0.401, measured within 43 neighborhoods of this county over 2,660 qualified sales — and the adjustments it makes are small: at the widest gap we accept, a sale 30% larger than your home moves about 11.1%. It is the adjusted rate, not the raw one, that the arithmetic below uses.
Similar is how closely each sale matches your property on living area, age, distance and land — 1.0000 would be a match on every one of them. It is also the weight the sale carries below: closer matches count for more.
| How these sales become one figure | |
|---|---|
| $133.54 | weight 0.8667 |
| $152.04 | weight 0.9517 |
| $154.55 | weight 0.9364 |
| $157.16 | weight 0.9658 |
| $159.38 | weight 0.9471 |
| $160.12 | weight 0.9351 |
| $180.50 | weight 0.9613 |
| $185.58 | weight 0.8884 |
| weighted midpoint, at your size | $159.38 per sq ft |
| × your living area | 1,862 sq ft |
| indicated value | $296,766 |
| comparable-sale PPSF range | $286,604 to $307,630 |
| county just value | $352,395 |
Indicated value is the value these comparable sales point to. It is not an opinion of what your home would sell for. The comparable-sale PPSF range is shown beside it — the middle half of the selected comparable-sale evidence, applied to this property's living area. A tightly grouped pool spans little, a scattered one spans more, and that spread is the evidence describing its own strength. This range is descriptive: it is not a statistical confidence interval, and it is not an opinion of what this property would sell for.
The evidence here is strong. Worth noting: some sales were set aside as price-per-square-foot outliers.
Your free result shows the assessment status, estimated tax effect, and source property record. When the evidence supports filing, your Shield membership includes the complete appeal packet — the comparable sales, the analysis, the forms, and the filing guidance — at no additional charge.
$284.6M of first-year exemption value on those parcels, computed from each county's own millage.
A record with no exemption is not proof that anyone qualifies — rentals, second homes, trusts and company-owned houses all look the same on a tax roll. Measured against the next roll, 17.34% of flagged parcels turn out to have filed since; that is the decay rate of a stale screen, and this figure runs on the newest roll published. Dollars use county-wide levies only, so they understate. How this was measured →
Our screen reaches all 67 Florida counties, and so does our address checker. Comparable-sales analysis runs in 36 of them today, and expands county by county. Enter an address to see your own record.
One square per Florida county, arranged to approximate the state. A schematic, not a survey map — it shows which counties, not where their borders run.
Alachua, Bay, Brevard, Broward, Charlotte, Citrus, Clay, Collier, Duval, Flagler, Gulf, Hendry, Hernando, Highlands, Hillsborough, Indian River, Lake, Lee, Manatee, Marion, Martin, Monroe, Nassau, Okaloosa, Orange, Osceola, Palm Beach, Pasco, Pinellas, Polk, Sarasota, St. Johns, St. Lucie, Sumter, Volusia, Walton.
Comparable-sales analysis is validated against our published standard in these counties. The record review and the exemption findings run in all 67.
Property values change. Assessments don’t always keep up.
When the market turns, the county’s value and the market’s value can drift apart. Most homeowners check their assessment once — usually when they buy — and rarely look again. If that drift goes unnoticed, they may pay more property tax than the evidence supports.
Most property-tax companies are built around a single appeal. They charge for an appraisal or take a percentage of your savings if they succeed. Their job ends when this year’s case ends.
Shield was built for the years in between.
Every year your membership is active, we review your assessment against qualified comparable sales in your county — beginning with this season’s reviews. If the evidence supports action, we tell you — and build the evidence file for your review: the comparable sales, the analysis, the forms, and the filing guidance. If it doesn’t, we tell you that too.
Some years, doing nothing is the right decision. That’s still a result.
The goal isn’t to appeal every year. The goal is to know when you should — and when you shouldn’t.
You stay in control. You decide whether to file. We never file in your name, and we never charge a percentage of your savings. Our job is to help you understand your property-tax record — and to let you know when it deserves a second look.
Most years, your review confirms that no action is needed. When the evidence supports action, your membership includes the complete appeal packet — the comparable sales, the analysis, the forms, and the filing guidance. Because property taxes are assessed every year, the savings from a successful reduction can exceed the cost of years of annual membership. And if your assessment remains fair, you’ll know that too.
Most homeowners don’t need an appeal every year. They need someone checking whether they do. When they do, it’s already included — beginning with this season’s reviews.
One property. Reviewed every year. Every annual review. Every supported appeal packet. One purchase — included for as long as you own the home.
Florida's homestead exemption lowers the taxable value of your primary home — typically saving several hundred dollars every year — and limits how fast your assessment can rise. You have to apply for it once; it isn't automatic.
If you owned a Florida home with a homestead exemption and moved to a new one, you're allowed to bring your built-up tax savings with you. That transfer is called portability — and it only happens if you claim it. Many people never do.
Figures are estimates from public records and describe the public record, not eligibility determinations. Exemption savings assume eligibility and filing and are computed for verified counties. A record without a benefit does not mean the owner qualifies or that a benefit was missed. These are not realized customer savings.
We do not recommend an appeal simply to sell a service. When the evidence does not support action, we tell you.
One flat fee per service, shown before you pay — never a percentage of your savings.
What the report contains. Every year, JustValue reviews your property against the new roll and sends you:
We keep watching your property even when you aren't.
Some years, doing nothing is the right decision. Shield re-runs the whole review every year and sends you the result either way.
The appeal is included, not discounted. When the evidence supports
filing, we prepare it as part of your membership — there is no separate
fee and nothing further to buy. Deciding whether the evidence supports one is
as much of what you are paying for as the document, and we apply the same
standard we publish: no appeal unless the evidence supports it.
What the prepared appeal contains ↓
You remain the petitioner, submit through the county's official process, and receive county communications directly.
Prefer not to file it yourself? Concierge filing is coming — we’ll submit through your county’s process for a flat fee. Email [email protected] if you’d want this.
Florida's homestead exemption lowers your taxable value and limits how fast your assessment can rise. You have to apply once — it isn't automatic.
Your free address check tells you whether it's on your record.
If it isn't, your county files it online for free. We'll show you where, what to bring, and the March 1 deadline. We don't charge for this.
If you owned a Florida home with a homestead exemption and moved to a new one, you're allowed to bring your built-up tax savings with you. That transfer is called portability — and it only happens if you claim it. Many people never do.
You may be able to transfer the assessment savings you built up at your last home. It's a separate application, and it has the same March 1 deadline.
Your free address check flags it. Where our records suggest a previous homestead, we'll show you what we found — the worksheet arithmetic and the form the county wants (DR-501T) — so you can check it against your own records before you file. The transfer is claimed under penalties of perjury, so the facts have to be yours. We don't charge for this either.
Because a clean record this year is a snapshot, not a guarantee about next year. Assessments are recalculated annually, exemptions can drop off after a sale or a change in ownership, caps reset, and portability windows close — and nobody tells you when something changes. Beginning with this season, Shield re-runs the whole review every year, on the same address, and sends you the result either way. Most years the answer will be that everything is in order, and the report will say so plainly. That’s what you’re buying: someone checking, every year, so you’re never the person who finds out three years late.
The free check tells you that your assessment looks high. Membership is what turns that into something you can act on: the comparable sales, the arithmetic behind the number, the county’s own forms — and where the evidence supports a case, the evidence file comes with your membership. You can always file with the county yourself for free, and we’ll show you how either way. Shield is also what keeps checking after this year’s answer, whether that answer was yes or no.
A price is what one buyer paid for one property on one day. Value, for tax purposes, is an estimate of what your property would sell for as of January 1 — built from many sales, applied the same way to every property in the county. Florida law directs the appraiser to consider eight specific factors in reaching it (§ 193.011), including what it would cost to sell the property, which is why an assessment is usually set somewhat below open-market price rather than equal to it. That’s also why a single nearby sale doesn’t settle anything, in either direction: your neighbor’s closing price reflects their circumstances, not a measurement of your home. Our review compares your assessment against a set of qualified sales, adjusted for the differences between those properties and yours — the same kind of analysis the county is supposed to be doing, run independently.
More than most people expect, because an assessment is a starting point, not a one-time bill. Florida limits how much a home’s assessed value can rise from one year to the next — but the limit applies to whatever your value already is. If this year’s number is too high, next year’s cap is calculated from that higher number, and the year after that from the one before it. The error doesn’t repeat; it compounds. Correcting it once resets the base that every future year is measured from. The base can also reset on its own — a sale or a change in ownership is the usual reason — which is one more thing worth knowing in the year it happens rather than afterwards.
Generally, no. Florida gives you a window after your TRIM notice to petition the Value Adjustment Board, and once that window closes, that year’s value is settled — you can challenge next year’s assessment, but the prior year stays as filed. That’s why the check has to happen every year, in the window, rather than whenever you get around to it. (Narrow exceptions exist for clerical errors and material mistakes of fact; your county property appraiser’s office is the right place to ask about those, and it costs nothing to ask.)
When something on your record needs action, your report says so, names the date, and shows you where to file free — what the record shows, the deadline that applies, and your county’s own no-cost filing path, all in the report itself. We also remind you before the deadlines that matter: when your record shows something with a date attached — a homestead exemption the record does not show, a portability transfer window — a notice arrives in your inbox ahead of the date, naming the date and the county’s own free path.
Property analysis, comparable-sale evidence, a prepared petition, and guidance on filing it — including the deadline that applies to your property. You file it. Shield’s prepared appeal is included in membership with no separate fee. Submitting on your behalf is not something we offer today.
You still receive the finding and the comparable sales, with their weaknesses stated plainly, and your county's own petition path — which costs the standard county filing fee and is yours to use with or without us. We do not build a case we would not stand behind, and that refusal is what makes the recommendation mean something when it does come.
You do. You review, sign, and submit directly through the county's official process, and JustValue prepares the filing. We are working on a service that would submit on your behalf for a flat fee — if you would want that, email [email protected].
No. A flagged result means the available public data appears to support further review. The county or Value Adjustment Board makes the final decision.
Yes. You can check an eligible property without creating an account, entering payment information, or purchasing a service.
Yes — and filing with the county is free. Shield reviews your record every year, includes the complete appeal packet when the evidence supports one, and never files for you: you remain the petitioner, with the prepared case, county-specific instructions, and support behind you.
No. JustValue is a private company and is not affiliated with any county Property Appraiser, Clerk, or Value Adjustment Board.
Direct customer filing keeps the homeowner in control, ensures county notices go directly to the petitioner, avoids unnecessary authorization steps, and allows JustValue to provide a consistent guided process across more counties.
Shield reviews your record every year, includes the complete appeal packet when the evidence supports one, and never files for you. Beginning with this season’s reviews, every year we check your exemptions, your assessment cap and your deadlines — and, where our comparable-sales analysis has been validated for your county — 36 of Florida’s 67 today, expanding county by county, your assessment against nearby sales — and send you the report. Shield doesn’t file for you — the county’s process is yours, and it’s free. When the evidence supports a case, the evidence file comes with your membership: the comparable sales, the arithmetic, and the county’s own forms, ready to file. Filing isn’t always worth it, and we’ll never pretend otherwise.
It means the public property record does not show a homestead exemption even though available ownership information may suggest the property is owner-occupied. It is not a determination of eligibility. The county decides whether an exemption is approved. What the exemption is worth, and how to file it free →
If you owned a Florida home with a homestead exemption and moved to a new one, you're allowed to bring your built-up tax savings with you. That transfer is called portability — and it only happens if you claim it. Many people never do. The transferred benefit is capped at $500,000, the new homestead must be established by January 1 of the third year after the previous one was abandoned, and the Property Appraiser makes all determinations. Applying directly with the county is free. How our recovery service works →
Often yes, if your new homestead was established within the three-year window. Late applications generally apply going forward. Your free address check will flag whether a transferred benefit appears on the record.
No. JustValue provides an automated analysis of public assessment and sales records. It is not a licensed real-estate appraisal, legal opinion, or guarantee of value.
Comparable-sales analysis runs in 36 counties today. Tell us yours and we'll email you when it reaches your county.
Outside Florida? We only cover Florida. Tell us where you are and we'll let you know if that changes.
It takes a few seconds to see whether your property was flagged.
Check my record — freeJustValue is an independent, third-party review of Florida property-tax records — not affiliated with any county property appraiser, and never paid a percentage of your savings.