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 32311 are overassessed?

29.1% of homes in Tallahassee ZIP 32311 (2,092 of 7,181 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 32311?

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 32311 property tax overassessment report

29.1% of homes in Tallahassee ZIP 32311 (2,092 of 7,181 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,325,142.

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%

7,181

Homes in ZIP

2,092

Flagged as overassessed

29.1%

$73,655

Avg overage / home

$295,772

Typical value

~$142/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 32311

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 MOSSY CREEK LN	8,385	2009	$1,856,146	$1,190,670	$665,476	55.9%	$5,723
4XXX OLD ST AUGUSTINE RD	4,896	1943	$1,291,275	$695,232	$596,043	85.7%	$5,126
3XXX HEMINGWAY BLVD	6,984	2024	$1,473,896	$991,728	$482,168	48.6%	$4,147
3XXX HEMINGWAY BLVD	7,696	2007	$1,565,103	$1,092,832	$472,271	43.2%	$4,062
3XXX DUNBAR LN	6,903	2024	$1,442,201	$980,226	$461,975	47.1%	$3,973
2XXX MAPLE LEAF WAY	8,916	2024	$1,721,192	$1,266,072	$455,120	35.9%	$3,914
2XXX MAPLE LEAF WAY	5,793	2024	$1,271,969	$822,606	$449,363	54.6%	$3,865
3XXX MOSSY CREEK LN	6,627	2008	$1,361,783	$941,034	$420,749	44.7%	$3,618
3XXX MOSSY CREEK LN	4,882	2005	$1,092,822	$693,244	$399,578	57.6%	$3,436
3XXX DUNBAR LN	5,824	2018	$1,216,010	$827,008	$389,002	47%	$3,345
3XXX DUNBAR LN	6,074	2014	$1,244,287	$862,508	$381,779	44.3%	$3,283
3XXX MOSSY CREEK LN	5,296	2015	$1,121,980	$752,032	$369,948	49.2%	$3,182
3XXX MOSSY CREEK LN	4,764	2007	$1,040,896	$676,488	$364,408	53.9%	$3,134
3XXX MOSSY CREEK LN	5,192	2020	$1,099,290	$737,264	$362,026	49.1%	$3,113
3XXX MOSSY CREEK LN	5,852	2006	$1,192,997	$830,984	$362,013	43.6%	$3,113
3XXX MOSSY CREEK LN	6,496	2010	$1,281,403	$922,432	$358,971	38.9%	$3,087
3XXX MOSSY CREEK LN	4,658	2015	$1,013,810	$661,436	$352,374	53.3%	$3,030
3XXX MOSSY CREEK LN	6,339	2008	$1,247,328	$900,138	$347,190	38.6%	$2,986
3XXX MOSSY CREEK LN	7,562	2008	$1,407,837	$1,073,804	$334,033	31.1%	$2,873
3XXX MOSSY CREEK LN	4,143	2018	$912,830	$588,306	$324,524	55.2%	$2,791
3XXX HEMINGWAY BLVD	5,226	2024	$1,058,473	$742,092	$316,381	42.6%	$2,721
3XXX MOSSY CREEK LN	6,150	2008	$1,186,971	$873,300	$313,671	35.9%	$2,698
3XXX MOSSY CREEK LN	4,837	2004	$997,118	$686,854	$310,264	45.2%	$2,668
2XXX MAPLE LEAF WAY	4,185	2023	$903,840	$594,270	$309,570	52.1%	$2,662
2XXX WILLIAMS RD	6,228	2020	$1,193,122	$884,376	$308,746	34.9%	$2,655

Data: FL DOR 2025 Final NAL roll, Leon County, ZIP 32311. 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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