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 32305 are overassessed?

43.1% of homes in Tallahassee ZIP 32305 (2,388 of 5,540 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 32305?

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 32305 property tax overassessment report

43.1% of homes in Tallahassee ZIP 32305 (2,388 of 5,540 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,061,928.

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%

5,540

Homes in ZIP

2,388

Flagged as overassessed

43.1%

$51,709

Avg overage / home

$150,762

Typical value

~$93/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 32305

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
6XXX RANCH CLUB RD	5,958	2022	$1,146,491	$554,094	$592,397	106.9%	$5,095
7XXX RANCH CLUB RD	7,323	2010	$1,270,294	$681,039	$589,255	86.5%	$5,068
1XXXX SADDLE ROPE TRL	5,129	2023	$1,035,417	$476,997	$558,420	117.1%	$4,802
5XXX BREAKAWAY GAP RD	4,948	2024	$990,180	$460,164	$530,016	115.2%	$4,558
6XXX RANCH CLUB RD	4,751	2023	$956,305	$441,843	$514,462	116.4%	$4,424
6XXX RANCH CLUB RD	4,963	2018	$915,431	$461,559	$453,872	98.3%	$3,903
4XXX JUBILEE TRL	3,694	2023	$761,499	$343,542	$417,957	121.7%	$3,594
4XXX JUBILEE TRL	5,465	2022	$920,610	$508,245	$412,365	81.1%	$3,546
6XXX RANCH CLUB RD	4,924	2020	$846,321	$457,932	$388,389	84.8%	$3,340
1XXXX SADDLE ROPE TRL	3,889	2022	$749,757	$361,677	$388,080	107.3%	$3,337
6XXX RANCH CLUB RD	4,472	2020	$789,196	$415,896	$373,300	89.8%	$3,210
6XXX PAINTED POST LN	7,186	2008	$1,037,050	$668,298	$368,752	55.2%	$3,171
6XXX RANCH CLUB RD	4,432	2023	$779,732	$412,176	$367,556	89.2%	$3,161
1XXXX OLD WOODVILLE RD	4,315	2022	$758,079	$401,295	$356,784	88.9%	$3,068
1XXXX SADDLE ROPE TRL	3,767	2024	$706,528	$350,331	$356,197	101.7%	$3,063
4XXX JUBILEE TRL	4,889	2012	$810,566	$454,677	$355,889	78.3%	$3,061
1XXXX SADDLE ROPE TRL	3,997	2011	$726,968	$371,721	$355,247	95.6%	$3,055
1XXXX BRIDLE HORSE CIR	3,653	2022	$672,949	$339,729	$333,220	98.1%	$2,866
1XXXX HIDDEN HORSE WAY	4,191	2022	$717,505	$389,763	$327,742	84.1%	$2,819
6XXX RANCH CLUB RD	3,303	2022	$633,843	$307,179	$326,664	106.3%	$2,809
1XXXX BRIDLE HORSE CIR	3,976	2020	$686,744	$369,768	$316,976	85.7%	$2,726
1XXXX HIDDEN HORSE WAY	3,151	2015	$609,849	$293,043	$316,806	108.1%	$2,725
1XXXX WOODVILLE HWY	3,604	2022	$648,293	$335,172	$313,121	93.4%	$2,693
1XXXX HIDDEN HORSE WAY	3,650	2020	$649,509	$339,450	$310,059	91.3%	$2,667
4XXX JUBILEE TRL	3,527	2019	$636,513	$328,011	$308,502	94.1%	$2,653

Data: FL DOR 2025 Final NAL roll, Leon County, ZIP 32305. 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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