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 32159 are overassessed?

24.6% of homes in The Villages ZIP 32159 (1,412 of 5,745 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 The Villages ZIP 32159?

File Form DR-486 with the Sumter 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.

Sumter County · The Villages

ZIP 32159 property tax overassessment report

24.6% of homes in The Villages ZIP 32159 (1,412 of 5,745 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $853,581.

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★ $49 flat protest packet · 30-day refund · Ownwell charges 25-35% of your savings

5,745

Homes in ZIP

1,412

Flagged as overassessed

24.6%

$70,293

Avg overage / home

$284,399

Typical value

~$151/sqft

Your Sumter County deadline

TRIM mailing: Aug 14, 2026 · VAB petition due: Sept 8, 2026

Sumter filing guide →

Top 25 most overassessed homes in 32159

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
3X HICKORY CIR	1,932	1996	$1,886,630	$291,732	$1,594,898	546.7%	$13,716
1XXX SAN BERNADINO WAY	2,659	1995	$869,640	$401,509	$468,131	116.6%	$4,026
1XXX PRESA PL	3,042	1998	$863,490	$459,342	$404,148	88%	$3,476
2XXX ALLENDE AVE	3,113	1999	$843,340	$470,063	$373,277	79.4%	$3,210
1X HICKORY HEAD HAMMOCK	3,599	1998	$873,880	$543,449	$330,431	60.8%	$2,842
1XXX SAN LUIS LN	2,468	1999	$643,980	$372,668	$271,312	72.8%	$2,333
1X HICKORY HEAD HAMMOCK	2,561	1996	$654,470	$386,711	$267,759	69.2%	$2,303
4 HICKORY HEAD HAMMOCK	2,965	1995	$714,590	$447,715	$266,875	59.6%	$2,295
1XXX SAN GABRIEL ST	2,509	1998	$640,420	$378,859	$261,561	69%	$2,249
1XXX CERVANTES PL	1,923	1997	$548,870	$290,373	$258,497	89%	$2,223
2XXX ALLENDE AVE	4,158	2005	$884,760	$627,858	$256,902	40.9%	$2,209
1XXX GARZA PL	2,702	1998	$663,620	$408,002	$255,618	62.7%	$2,198
1XXX CHAVEZ CT	1,512	1993	$481,720	$228,312	$253,408	111%	$2,179
2XXX PALO ALTO AVE	2,285	1998	$592,480	$345,035	$247,445	71.7%	$2,128
2XX CARRERA DR	2,477	1997	$619,330	$374,027	$245,303	65.6%	$2,110
1XXX AUGUSTINE DR	2,435	2001	$605,400	$367,685	$237,715	64.7%	$2,044
1XXX SALIDO AVE	2,953	1998	$682,880	$445,903	$236,977	53.1%	$2,038
1X HICKORY HEAD HAMMOCK	3,015	2000	$691,150	$455,265	$235,885	51.8%	$2,029
7XX CIMARRON AVE	3,126	1999	$703,480	$472,026	$231,454	49%	$1,991
3X HICKORY HEAD HAMMOCK	2,721	1997	$640,480	$410,871	$229,609	55.9%	$1,975
1XXX GARZA PL	2,368	1998	$586,640	$357,568	$229,072	64.1%	$1,970
2XXX ALLENDE AVE	2,956	1999	$674,870	$446,356	$228,514	51.2%	$1,965
2X HICKORY HEAD HAMMOCK	2,687	1997	$632,910	$405,737	$227,173	56%	$1,954
1XXX PUERTO BELLO DR	2,412	1999	$588,990	$364,212	$224,778	61.7%	$1,933
6XX ESPANA ST	3,002	1999	$675,390	$453,302	$222,088	49%	$1,910

Data: FL DOR 2025 Final NAL roll, Sumter County, ZIP 32159. 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 SumterCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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