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 32309 are overassessed?

16.7% of homes in Tallahassee ZIP 32309 (1,891 of 11,314 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 32309?

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 32309 property tax overassessment report

16.7% of homes in Tallahassee ZIP 32309 (1,891 of 11,314 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $2,039,055.

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%

11,314

Homes in ZIP

1,891

Flagged as overassessed

16.7%

$125,383

Avg overage / home

$364,102

Typical value

~$146/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 32309

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
3XXX PHIPPS POINT RD	10,888	2009	$4,222,729	$1,589,648	$2,633,081	165.6%	$22,644
5XXX VETERANS MEMORIAL DR	4,526	1939	$2,890,236	$660,796	$2,229,440	337.4%	$19,173
4XXX HIGHGROVE PL	9,328	1981	$2,878,903	$1,361,888	$1,517,015	111.4%	$13,046
3XXX PHIPPS POINT RD	9,321	2016	$2,821,819	$1,360,866	$1,460,953	107.4%	$12,564
4XXX THOMASVILLE RD	5,376	1984	$2,144,640	$784,896	$1,359,744	173.2%	$11,694
1XXXX GRASS POND DR	8,898	2024	$2,572,279	$1,299,108	$1,273,171	98%	$10,949
2XXX ASHDOWN FOREST WAY	6,322	2016	$2,182,377	$923,012	$1,259,365	136.4%	$10,831
2XXX THIRLESTANE RD	11,308	1995	$2,763,242	$1,650,968	$1,112,274	67.4%	$9,566
6XXX LEIGH READ RD	8,419	2023	$2,250,958	$1,229,174	$1,021,784	83.1%	$8,787
6XXX SHEEP FOLD LN	4,018	1967	$1,561,183	$586,628	$974,555	166.1%	$8,381
9XXX WOODLAND HILLS WAY	7,453	2002	$2,060,472	$1,088,138	$972,334	89.4%	$8,362
6XXX LEIGH READ RD	14,710	2009	$3,050,228	$2,147,660	$902,568	42%	$7,762
7XXX GRENVILLE RD	8,151	2022	$2,020,274	$1,190,046	$830,228	69.8%	$7,140
6XXX PINE FAIR WAY	6,686	2016	$1,766,317	$976,156	$790,161	80.9%	$6,795
1XXXX MCCRACKEN RD	4,838	2005	$1,478,269	$706,348	$771,921	109.3%	$6,639
2XXX THIRLESTANE RD	5,261	1994	$1,526,758	$768,106	$758,652	98.8%	$6,524
7XXX BANNING WAY	7,499	2024	$1,848,769	$1,094,854	$753,915	68.9%	$6,484
4XXX HIGHGROVE PL	6,038	1991	$1,631,061	$881,548	$749,513	85%	$6,446
6XXX LEIGH READ RD	5,614	2023	$1,558,417	$819,644	$738,773	90.1%	$6,353
6XXX LAKE PISGAH DR	7,524	2023	$1,820,686	$1,098,504	$722,182	65.7%	$6,211
8XXX DEEP WELL TRL	6,362	2023	$1,609,319	$928,852	$680,467	73.3%	$5,852
6XXX LAKE PISGAH DR	5,888	2022	$1,536,384	$859,648	$676,736	78.7%	$5,820
6XXX PROCTOR RD	3,343	1996	$1,136,832	$488,078	$648,754	132.9%	$5,579
6XXX LAKE PISGAH DR	6,450	2020	$1,582,120	$941,700	$640,420	68%	$5,508
8XXX PROCTOR RD	5,010	2023	$1,365,310	$731,460	$633,850	86.7%	$5,451

Data: FL DOR 2025 Final NAL roll, Leon County, ZIP 32309. 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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