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 32163 are overassessed?

21.4% of homes in The Villages ZIP 32163 (5,585 of 26,064 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 32163?

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 32163 property tax overassessment report

21.4% of homes in The Villages ZIP 32163 (5,585 of 26,064 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $8,353,091.

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

26,064

Homes in ZIP

5,585

Flagged as overassessed

21.4%

$173,910

Avg overage / home

$447,409

Typical value

~$189/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 32163

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
9XX IRON OAK WAY	7,860	2017	$2,430,640	$1,485,540	$945,100	63.6%	$8,128
2XXX ISLEWORTH CIR	4,157	2013	$1,721,870	$785,673	$936,197	119.2%	$8,051
2XXX ISLEWORTH CIR	7,361	2013	$2,320,600	$1,391,229	$929,371	66.8%	$7,993
2XXX ISLEWORTH CIR	4,616	2013	$1,749,910	$872,424	$877,486	100.6%	$7,546
2XXX BERNAY CT	2,564	2011	$1,357,110	$484,596	$872,514	180%	$7,504
7XX IRON OAK WAY	4,747	2015	$1,720,860	$897,183	$823,677	91.8%	$7,084
2XXX BRADDOCK CT	4,215	2012	$1,615,270	$796,635	$818,635	102.8%	$7,040
5XXX ROUDELL WAY	3,076	2022	$1,397,670	$581,364	$816,306	140.4%	$7,020
2XXX CEDAR GROVE LOOP	4,212	2013	$1,602,850	$796,068	$806,782	101.3%	$6,938
2XXX CEDAR GROVE LOOP	4,762	2013	$1,695,160	$900,018	$795,142	88.3%	$6,838
2XXX CEDAR GROVE LOOP	4,751	2013	$1,690,390	$897,939	$792,451	88.3%	$6,815
2XXX ISLEWORTH CIR	4,535	2012	$1,634,610	$857,115	$777,495	90.7%	$6,686
2XXX HAMMOCK LN	4,233	2014	$1,571,980	$800,037	$771,943	96.5%	$6,639
2XXX CEDAR GROVE LOOP	4,594	2013	$1,638,690	$868,266	$770,424	88.7%	$6,626
2XXX BONIFAY PATH	4,689	2011	$1,647,330	$886,221	$761,109	85.9%	$6,546
9XX IRON OAK WAY	4,742	2016	$1,657,040	$896,238	$760,802	84.9%	$6,543
8XX IRON OAK WAY	3,477	2015	$1,408,230	$657,153	$751,077	114.3%	$6,459
5XX CARROLL CT	3,801	2015	$1,468,200	$718,389	$749,811	104.4%	$6,448
1XXX WADING HERON WAY	5,796	2014	$1,837,620	$1,095,444	$742,176	67.8%	$6,383
2XXX LYALL LOOP	2,767	2018	$1,254,420	$522,963	$731,457	139.9%	$6,291
4XXX CORDER RUN	2,762	2021	$1,243,970	$522,018	$721,952	138.3%	$6,209
8XX IRON OAK WAY	4,760	2016	$1,612,580	$899,640	$712,940	79.2%	$6,131
3XXX ENTERPRISE DR	4,805	2015	$1,621,050	$908,145	$712,905	78.5%	$6,131
3XXX ENTERPRISE DR	4,723	2015	$1,602,420	$892,647	$709,773	79.5%	$6,104
2XXX HAMMOCK LN	4,681	2013	$1,594,070	$884,709	$709,361	80.2%	$6,101

Data: FL DOR 2025 Final NAL roll, Sumter County, ZIP 32163. 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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