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 33809 are overassessed?

20.5% of homes in Lakeland ZIP 33809 (2,157 of 10,517 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 Lakeland ZIP 33809?

File Form DR-486 with the Polk 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.

Polk County · Lakeland

ZIP 33809 property tax overassessment report

20.5% of homes in Lakeland ZIP 33809 (2,157 of 10,517 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,032,705.

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

10,517

Homes in ZIP

2,157

Flagged as overassessed

20.5%

$55,671

Avg overage / home

$252,472

Typical value

~$116/sqft

Your Polk County deadline

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

Polk filing guide →

Top 25 most overassessed homes in 33809

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 PIONEER DR	8,765	2008	$1,607,205	$1,016,740	$590,465	58.1%	$5,078
1XXXX LAKELAND ACRES RD	4,056	1998	$878,509	$470,496	$408,013	86.7%	$3,509
8XXX CYPRESS TRACE BLVD	6,650	2009	$1,175,657	$771,400	$404,257	52.4%	$3,477
1XXXX HWY 98 N	1,248	2002	$517,655	$144,768	$372,887	257.6%	$3,207
1XXXX US HIGHWAY 98 N	3,962	2021	$826,853	$459,592	$367,261	79.9%	$3,158
8XX DEES RD W	7,643	1986	$1,253,220	$886,588	$366,632	41.4%	$3,153
5XX BRACEY RD	6,517	1989	$1,121,177	$755,972	$365,205	48.3%	$3,141
8XXX CYPRESS TRACE BLVD	5,746	2008	$1,030,791	$666,536	$364,255	54.6%	$3,133
4XXX ISLAND SHORES LN	6,595	2017	$1,121,810	$765,020	$356,790	46.6%	$3,068
9XXX KATHLEEN RD	4,454	2000	$861,186	$516,664	$344,522	66.7%	$2,963
2XXX MOCCASIN DR	1,470	1999	$507,860	$170,520	$337,340	197.8%	$2,901
4XXX ISLAND SHORES LN	7,053	2007	$1,151,738	$818,148	$333,590	40.8%	$2,869
2XX FERNERY RD	8,833	2005	$1,346,394	$1,024,628	$321,766	31.4%	$2,767
2XX LAKE GIBSON LN	3,619	1954	$722,691	$419,804	$302,887	72.1%	$2,605
8XXX WILDER PINES AVE	4,982	1993	$876,060	$577,912	$298,148	51.6%	$2,564
1XXXX WHIPPERWILL LN	2,782	1995	$619,914	$322,712	$297,202	92.1%	$2,556
8XXX CYPRESS TRACE BLVD	4,524	2019	$818,966	$524,784	$294,182	56.1%	$2,530
4XXX ISLAND SHORES LN	8,161	2009	$1,238,979	$946,676	$292,303	30.9%	$2,514
4XXX ISLAND SHORES LN	4,924	2006	$863,019	$571,184	$291,835	51.1%	$2,510
8XXX BROWN RD	3,545	2019	$701,813	$411,220	$290,593	70.7%	$2,499
8XXX CYPRESS TRACE BLVD	4,976	2012	$862,978	$577,216	$285,762	49.5%	$2,458
4XX SOCRUM LOOP RD W	4,211	2023	$770,333	$488,476	$281,857	57.7%	$2,424
4XXX MAPLE DR	672	1980	$354,514	$77,952	$276,562	354.8%	$2,378
1XXXX HWY 98 N	1,984	2003	$506,699	$230,144	$276,555	120.2%	$2,378
2XX FERNERY RD	3,756	2005	$704,755	$435,696	$269,059	61.8%	$2,314

Data: FL DOR 2025 Final NAL roll, Polk County, ZIP 33809. 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 PolkCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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