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 33521 are overassessed?

31.7% of homes in Coleman ZIP 33521 (82 of 259 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 Coleman ZIP 33521?

File Form DR-486 with the Sumter 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.

Sumter County · Coleman

ZIP 33521 property tax overassessment report

31.7% of homes in Coleman ZIP 33521 (82 of 259 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $28,578.

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259

Homes in ZIP

Flagged as overassessed

31.7%

$40,524

Avg overage / home

$114,404

Typical value

~$73/sqft

Your Sumter County deadline

TRIM mailing: Aug 14, 2026 · VAB petition due: Sept 8, 2026

Sumter filing guide →

Top 25 most overassessed homes in 33521

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
2XXX CR 519	3,222	2019	$432,700	$235,206	$197,494	84%	$1,698
5XXX CENTRAL AVE	2,570	2024	$375,990	$187,610	$188,380	100.4%	$1,620
1XXX ANDERSON RD	1,440	1967	$249,470	$105,120	$144,350	137.3%	$1,241
1XX S COMMERCIAL ST	2,306	1888	$288,210	$168,338	$119,872	71.2%	$1,031
5XXX E WARM SPRINGS AVE	2,118	1920	$268,320	$154,614	$113,706	73.5%	$978
1XXX N WARNELL RD	2,729	1990	$304,990	$199,217	$105,773	53.1%	$910
1XX S COMMERCIAL ST	2,211	1976	$263,440	$161,403	$102,037	63.2%	$878
7XXX CENTRAL AVE	2,274	2005	$255,380	$166,002	$89,378	53.8%	$769
4XX MOCKINGBIRD AVE	3,213	2007	$316,530	$234,549	$81,981	35%	$705
3XX N WARNELL RD	2,414	1989	$257,000	$176,222	$80,778	45.8%	$695
4XXX MAGNOLIA DR	784	1998	$135,530	$57,232	$78,298	136.8%	$673
1XX S COMMERCIAL ST	1,793	2014	$201,660	$130,889	$70,771	54.1%	$609
2XXX TAYLOR AVE	1,384	1970	$170,680	$101,032	$69,648	68.9%	$599
8XXX MIZELL ST	3,234	1966	$303,740	$236,082	$67,658	28.7%	$582
3XXX ORANGE AVE	435	1986	$98,760	$31,755	$67,005	211%	$576
1XXX MARTIN ST	2,473	2024	$237,680	$180,529	$57,151	31.7%	$491
5XXX CENTRAL AVE	2,305	2024	$223,440	$168,265	$55,175	32.8%	$475
3XXX E WARM SPRINGS AVE	812	1955	$112,890	$59,276	$53,614	90.4%	$461
6XXX CENTRAL AVE	1,746	2009	$179,420	$127,458	$51,962	40.8%	$447
3XXX CR 521	2,198	2017	$211,990	$160,454	$51,536	32.1%	$443
4XXX SHERMAN ST	2,060	2005	$201,110	$150,380	$50,730	33.7%	$436
4XXX CRATE MILL RD	1,488	1920	$157,690	$108,624	$49,066	45.2%	$422
2XXX ORANGE AVE	1,040	1961	$122,070	$75,920	$46,150	60.8%	$397
4XXX SHERMAN ST	1,328	1987	$139,890	$96,944	$42,946	44.3%	$369
9XXX CENTRAL AVE	3,039	2009	$263,090	$221,847	$41,243	18.6%	$355

Data: FL DOR 2025 Final NAL roll, Sumter County, ZIP 33521. 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 SumterCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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