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 32304 are overassessed?

30.7% of homes in Tallahassee ZIP 32304 (2,121 of 6,920 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 Tallahassee ZIP 32304?

File Form DR-486 with the Leon 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.

Leon County · Tallahassee

ZIP 32304 property tax overassessment report

30.7% of homes in Tallahassee ZIP 32304 (2,121 of 6,920 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $679,546.

Check my address (free) →Leon County guide

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

6,920

Homes in ZIP

2,121

Flagged as overassessed

30.7%

$37,255

Avg overage / home

$169,912

Typical value

~$110/sqft

Your Leon County deadline

TRIM mailing: Aug 17, 2026 · VAB petition due: Sept 11, 2026

Leon filing guide →

Top 25 most overassessed homes in 32304

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
8XX W SAINT AUGUSTINE ST APT 101	26,317	2017	$4,132,404	$2,894,870	$1,237,534	42.7%	$10,643
2XX HAYDEN RD	16,850	1961	$2,852,670	$1,853,500	$999,170	53.9%	$8,593
7XX W LAFAYETTE ST APT 1	11,881	2012	$2,241,912	$1,306,910	$935,002	71.5%	$8,041
1XXX BELLE VUE WAY APT 1	21,302	2013	$3,160,335	$2,343,220	$817,115	34.9%	$7,027
1XXX BELLE VUE WAY OFC	14,899	1934	$2,343,005	$1,638,890	$704,115	43%	$6,055
2XX RIVOLI RD APT 1	19,022	2007	$2,741,201	$2,092,420	$648,781	31%	$5,580
2XX HAYDEN RD	839	1954	$688,444	$92,290	$596,154	646%	$5,127
1XXX BELLE VUE WAY	1,026	1940	$661,512	$112,860	$548,652	486.1%	$4,718
1XXX BELLE VUE WAY APT 1	30,380	2001	$3,865,276	$3,341,800	$523,476	15.7%	$4,502
4XX LORENE ST	12,811	2011	$1,903,587	$1,409,210	$494,377	35.1%	$4,252
7XX W PENSACOLA ST	4,579	2011	$912,000	$503,690	$408,310	81.1%	$3,511
7XX W PENSACOLA ST APT 1	4,579	2011	$912,000	$503,690	$408,310	81.1%	$3,511
7XX W SAINT AUGUSTINE ST APT 1	4,779	2011	$912,000	$525,690	$386,310	73.5%	$3,322
7XX W SAINT AUGUSTINE ST APT 1	4,794	2010	$912,000	$527,340	$384,660	72.9%	$3,308
7XX W MADISON ST APT 1	4,803	2011	$912,000	$528,330	$383,670	72.6%	$3,300
7XX W PENSACOLA ST APT 1	10,352	2010	$1,510,878	$1,138,720	$372,158	32.7%	$3,201
9XX HIGH RD APT 1	4,110	1910	$822,593	$452,100	$370,493	81.9%	$3,186
1XXX BELLE VUE WAY	5,300	2017	$952,870	$583,000	$369,870	63.4%	$3,181
7XX W SAINT AUGUSTINE ST	5,005	2010	$912,000	$550,550	$361,450	65.7%	$3,108
7XX W SAINT AUGUSTINE ST APT 1	5,018	2011	$912,000	$551,980	$360,020	65.2%	$3,096
3XXX PARKLAWN ST	9,211	1949	$1,371,137	$1,013,210	$357,927	35.3%	$3,078
1XXX BELLE VUE WAY	5,300	2017	$935,370	$583,000	$352,370	60.4%	$3,030
3XX LORENE ST UNIT 1	5,561	2012	$958,700	$611,710	$346,990	56.7%	$2,984
3XX LORENE ST UNIT 1	5,561	2011	$958,700	$611,710	$346,990	56.7%	$2,984
7XX W PENSACOLA ST APT 1	5,561	2010	$958,700	$611,710	$346,990	56.7%	$2,984

Data: FL DOR 2025 Final NAL roll, Leon County, ZIP 32304. 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 LeonCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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