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 32312 are overassessed?

21.2% of homes in Tallahassee ZIP 32312 (2,636 of 12,437 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 32312?

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 32312 property tax overassessment report

21.2% of homes in Tallahassee ZIP 32312 (2,636 of 12,437 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $3,170,362.

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%

12,437

Homes in ZIP

2,636

Flagged as overassessed

21.2%

$139,851

Avg overage / home

$427,035

Typical value

~$155/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 32312

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
1XXXX HANNA HAMMOCK RD	3,381	1999	$3,445,986	$524,055	$2,921,931	557.6%	$25,129
8XX TIMBERLANE RD	10,133	2021	$3,654,304	$1,570,615	$2,083,689	132.7%	$17,920
7XXX HEARTLAND CIR	12,656	2007	$3,736,078	$1,961,680	$1,774,398	90.5%	$15,260
3XXX W MILLERS BRIDGE RD	8,942	2003	$3,058,254	$1,386,010	$1,672,244	120.7%	$14,381
2XXX BANNERMAN RD	2,446	1993	$1,917,684	$379,130	$1,538,554	405.8%	$13,232
3XXX W MILLERS BRIDGE RD	10,864	2020	$3,088,962	$1,683,920	$1,405,042	83.4%	$12,083
7XXX HEARTLAND CIR	12,078	2010	$3,275,096	$1,872,090	$1,403,006	74.9%	$12,066
1XX ROSEHILL DR W	8,820	2008	$2,668,770	$1,367,100	$1,301,670	95.2%	$11,194
2XX ROSEHILL DR N	4,938	1991	$2,041,768	$765,390	$1,276,378	166.8%	$10,977
3XXX W MILLERS BRIDGE RD	10,332	2000	$2,872,374	$1,601,460	$1,270,914	79.4%	$10,930
0 OLD MILLSTONE PLANTATION RD	3,531	1930	$1,812,723	$547,305	$1,265,418	231.2%	$10,883
3XXX OLD MILL RUN	9,647	2011	$2,743,867	$1,495,285	$1,248,582	83.5%	$10,738
3XXX WINDBROOK CT	9,735	2001	$2,733,465	$1,508,925	$1,224,540	81.2%	$10,531
3XXX W MILLERS BRIDGE RD	7,779	2007	$2,396,650	$1,205,745	$1,190,905	98.8%	$10,242
1XXX TUSCAN HILL DR	9,688	2020	$2,659,555	$1,501,640	$1,157,915	77.1%	$9,958
1XX MEADOW WOOD CT	9,291	1969	$2,518,115	$1,440,105	$1,078,010	74.9%	$9,271
3XXX W MILLERS BRIDGE RD	7,900	2003	$2,284,316	$1,224,500	$1,059,816	86.6%	$9,114
3XXX GAINEY RD	2,081	1960	$1,379,757	$322,555	$1,057,202	327.8%	$9,092
1XXX TUSCAN HILL DR	9,918	2015	$2,584,205	$1,537,290	$1,046,915	68.1%	$9,003
1XX ROSEHILL DR W	6,749	2021	$2,089,468	$1,046,095	$1,043,373	99.7%	$8,973
3XXX W MILLERS BRIDGE RD	8,396	2008	$2,307,664	$1,301,380	$1,006,284	77.3%	$8,654
2XXX GOLDEN EAGLE DR W	13,514	2008	$3,082,006	$2,094,670	$987,336	47.1%	$8,491
1XX ROSEHILL DR W	7,173	2013	$2,071,465	$1,111,815	$959,650	86.3%	$8,253
3XX OAKS WILL CT	9,123	2002	$2,369,792	$1,414,065	$955,727	67.6%	$8,219
2XX ROSEHILL DR E	10,219	1998	$2,463,915	$1,583,945	$879,970	55.6%	$7,568

Data: FL DOR 2025 Final NAL roll, Leon County, ZIP 32312. 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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