What is a property tax appeal?

A property tax appeal (also called a protest) is a formal process where you challenge your county appraisal district's assessed value of your home. In Texas, you file a protest with your county's Appraisal Review Board (ARB), present evidence that your home is overvalued, and the ARB issues a ruling.

What's the deadline to file a property tax protest in Texas?

In Texas, the deadline to file a property tax protest is May 15, 2026 (or 30 days after your appraisal notice is mailed, whichever is later). There are no extensions.

How much can I save by appealing my property taxes?

Texas homeowners who appeal save an average of $774 per year. Success rates range from 80-91% when homeowners bring comparable sales evidence.

What percent of homes in ZIP 33523 are overassessed?

36.2% of homes in Dade City ZIP 33523 (689 of 1,901 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 Dade City ZIP 33523?

File Form DR-486 with the Hernando 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.

Hernando County · Dade City

ZIP 33523 property tax overassessment report

36.2% of homes in Dade City ZIP 33523 (689 of 1,901 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $426,520.

Check your address →Hernando County guide

1,901

Homes in ZIP

689

Flagged as overassessed

36.2%

$71,982

Avg overage / home

$193,773

Typical value

~$86/sqft

Your Hernando County deadline

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

Hernando filing guide →

Top 25 most overassessed homes in 33523

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
3XXXX WOODTRACE DR	6,053	2017	$1,016,118	$520,558	$495,560	95.2%	$4,262
3XXXX SPIRIT HILLS WAY	8,268	2007	$1,146,890	$711,048	$435,842	61.3%	$3,748
3XXXX SUNRIDGE DR	4,837	1993	$816,159	$415,982	$400,177	96.2%	$3,442
3XXXX REYNOLDS ST	1,288	1984	$482,544	$110,768	$371,776	335.6%	$3,197
3XXXX CORTEZ BLVD	2,460	1954	$574,983	$211,560	$363,423	171.8%	$3,125
5XXX SHOREWOOD DR	8,735	1990	$1,103,695	$751,210	$352,485	46.9%	$3,031
3XXXX ROWNTREE DR	3,586	1976	$630,190	$308,396	$321,794	104.3%	$2,767
3XXX MCKETHAN RD	1,695	1985	$454,273	$145,770	$308,503	211.6%	$2,653
6XXX CYRIL DR	7,074	2010	$911,231	$608,364	$302,867	49.8%	$2,605
3XXXX OAK HAMMOCK DR	2,290	2024	$491,012	$196,940	$294,072	149.3%	$2,529
3XXXX MARCHMONT CIR	3,241	1960	$560,393	$278,726	$281,667	101.1%	$2,422
5XXX CYRIL DR	4,832	2003	$697,182	$415,552	$281,630	67.8%	$2,422
5XXX WESTLAKE BLVD	3,895	2024	$609,145	$334,970	$274,175	81.9%	$2,358
3XXXX EASTON LN	3,290	2000	$548,074	$282,940	$265,134	93.7%	$2,280
5XXX WESTLAKE BLVD	3,398	2022	$556,659	$292,228	$264,431	90.5%	$2,274
5XXX OLIVET DR	2,933	1981	$515,362	$252,238	$263,124	104.3%	$2,263
3XXX RIDERWOOD DR	7,248	2008	$884,038	$623,328	$260,710	41.8%	$2,242
5XXX CYRIL DR	4,691	2017	$657,204	$403,426	$253,778	62.9%	$2,182
6XXX CYRIL DR	5,264	2014	$704,035	$452,704	$251,331	55.5%	$2,161
5XXX WESTLAKE BLVD	3,361	2022	$540,108	$289,046	$251,062	86.9%	$2,159
3XXXX SPIRIT HILLS WAY	9,535	2007	$1,070,018	$820,010	$250,008	30.5%	$2,150
5XXX EMERALD DR	6,276	1981	$777,905	$539,736	$238,169	44.1%	$2,048
3XXXX OAK HAMMOCK DR	2,484	1986	$449,331	$213,624	$235,707	110.3%	$2,027
3XXXX CONGRESSIONAL AVE	4,534	2023	$625,294	$389,924	$235,370	60.4%	$2,024
6XXX EMERALD DR	3,435	2007	$514,564	$295,410	$219,154	74.2%	$1,885

Data: FL DOR 2025 Final NAL roll, Hernando County, ZIP 33523. 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 HernandoCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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