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 32784 are overassessed?

35.4% of homes in Umatilla ZIP 32784 (1,439 of 4,061 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 Umatilla ZIP 32784?

File Form DR-486 with the Lake 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.

Lake County · Umatilla

ZIP 32784 property tax overassessment report

35.4% of homes in Umatilla ZIP 32784 (1,439 of 4,061 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,249,907.

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

4,061

Homes in ZIP

1,439

Flagged as overassessed

35.4%

$100,999

Avg overage / home

$252,864

Typical value

~$154/sqft

Your Lake County deadline

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

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Top 25 most overassessed homes in 32784

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
4XXXX COUNTY ROAD 439	3,594	2024	$2,024,546	$553,476	$1,471,070	265.8%	$12,651
7XX UMATILLA BLVD	1,356	1987	$1,297,094	$208,824	$1,088,270	521.1%	$9,359
1XXXX LAKE YALE RD	1,728	2008	$950,838	$266,112	$684,726	257.3%	$5,889
1XXXX KEENE RD	3,712	2003	$1,173,314	$571,648	$601,666	105.3%	$5,174
4XX CASSADY ST	2,681	2015	$986,118	$412,874	$573,244	138.8%	$4,930
4XX CASSADY ST	3,333	2023	$1,071,190	$513,282	$557,908	108.7%	$4,798
1XXXX COUNTY ROAD 450	2,465	2024	$933,115	$379,610	$553,505	145.8%	$4,760
1XXXX KEENE RD	2,759	2001	$968,926	$424,886	$544,040	128%	$4,679
2XX E COLLINS ST	3,688	1986	$1,110,432	$567,952	$542,480	95.5%	$4,665
1XXXX LAKE YALE RD	832	2022	$658,021	$128,128	$529,893	413.6%	$4,557
2XXXX WILL MURPHY RD	2,004	2004	$825,093	$308,616	$516,477	167.4%	$4,442
1XXXX KEENE RD	1,080	1994	$681,295	$166,320	$514,975	309.6%	$4,429
1XXXX LIZARD LN	2,448	1994	$888,990	$376,992	$511,998	135.8%	$4,403
4XXXX COUNTY ROAD 439	1,552	1961	$730,721	$239,008	$491,713	205.7%	$4,229
1XXXX W LAKE YALE RD	1,620	1961	$738,769	$249,480	$489,289	196.1%	$4,208
1XXXX LAKE YALE RD	3,827	2020	$1,072,056	$589,358	$482,698	81.9%	$4,151
1XXXX LIZARD LN	2,010	2001	$789,794	$309,540	$480,254	155.2%	$4,130
1XXXX LAKE YALE RD	2,723	2020	$890,205	$419,342	$470,863	112.3%	$4,049
4XXXX ISLAND LAKE LN	3,937	2004	$1,067,967	$606,298	$461,669	76.1%	$3,970
1XXXX COUNTY LINE RD	4,027	2007	$1,081,782	$620,158	$461,624	74.4%	$3,970
3XXXX THOMAS BOAT LANDING RD	3,547	2012	$1,005,691	$546,238	$459,453	84.1%	$3,951
4XXXX N BABB RD	3,180	2004	$946,872	$489,720	$457,152	93.3%	$3,932
1XXXX PERU RD	2,914	1993	$897,406	$448,756	$448,650	100%	$3,858
1XXXX LAKE ST	1,577	1999	$690,646	$242,858	$447,788	184.4%	$3,851
PERU RD	1,092	2024	$607,718	$168,168	$439,550	261.4%	$3,780

Data: FL DOR 2025 Final NAL roll, Lake County, ZIP 32784. 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 LakeCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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