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 33860 are overassessed?

22.2% of homes in Mulberry ZIP 33860 (1,677 of 7,557 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 Mulberry ZIP 33860?

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 · Mulberry

ZIP 33860 property tax overassessment report

22.2% of homes in Mulberry ZIP 33860 (1,677 of 7,557 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $830,696.

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

7,557

Homes in ZIP

1,677

Flagged as overassessed

22.2%

$57,598

Avg overage / home

$229,849

Typical value

~$110/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 33860

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
4XX CANTERWOOD DR	14,231	2010	$3,434,934	$1,565,410	$1,869,524	119.4%	$16,078
4XX CANTERWOOD DR	13,459	2014	$2,827,826	$1,480,490	$1,347,336	91%	$11,587
4XXX SHEPHERD RD	6,759	2013	$2,011,439	$743,490	$1,267,949	170.5%	$10,904
4XX CANTERWOOD DR	7,981	2010	$2,135,949	$877,910	$1,258,039	143.3%	$10,819
5XX CANTERWOOD DR	6,203	2022	$1,633,119	$682,330	$950,789	139.3%	$8,177
2XX CANTERWOOD LN	9,304	2021	$1,914,157	$1,023,440	$890,717	87%	$7,660
4XX CANTERWOOD DR	9,430	2008	$1,886,354	$1,037,300	$849,054	81.9%	$7,302
4XX CANTERWOOD DR	6,203	2021	$1,477,668	$682,330	$795,338	116.6%	$6,840
4XXX FOREST	7,304	1997	$1,593,107	$803,440	$789,667	98.3%	$6,791
4XX CANTERWOOD DR	12,461	2023	$2,040,789	$1,370,710	$670,079	48.9%	$5,763
5XXX IRON OAKS LN	6,535	2020	$1,368,509	$718,850	$649,659	90.4%	$5,587
4XX CANTERWOOD DR	10,104	2015	$1,731,958	$1,111,440	$620,518	55.8%	$5,336
4XX CANTERWOOD DR	7,093	2006	$1,400,507	$780,230	$620,277	79.5%	$5,334
2XX CANTERWOOD LN	6,306	2007	$1,239,628	$693,660	$545,968	78.7%	$4,695
2XX CANTERWOOD LN	4,326	2010	$1,017,858	$475,860	$541,998	113.9%	$4,661
2XX CANTERWOOD LN	6,359	2009	$1,213,702	$699,490	$514,212	73.5%	$4,422
4XX CANTERWOOD DR	9,129	2006	$1,518,164	$1,004,190	$513,974	51.2%	$4,420
3XX DR MLK JR AVE SE	5,118	1979	$1,060,800	$562,980	$497,820	88.4%	$4,281
5XX CANTERWOOD DR	6,686	2024	$1,231,065	$735,460	$495,605	67.4%	$4,262
4XX CANTERWOOD DR	8,659	2024	$1,440,105	$952,490	$487,615	51.2%	$4,193
4XX CANTERWOOD DR	14,881	2006	$2,094,114	$1,636,910	$457,204	27.9%	$3,932
4XXX SHEPHERD RD	2,510	1965	$726,600	$276,100	$450,500	163.2%	$3,874
2XX CANTERWOOD LN	5,455	2022	$1,047,608	$600,050	$447,558	74.6%	$3,849
4XX CANTERWOOD DR	8,349	2011	$1,362,598	$918,390	$444,208	48.4%	$3,820
9XXX CHICORA RD	5,095	2018	$1,003,916	$560,450	$443,466	79.1%	$3,814

Data: FL DOR 2025 Final NAL roll, Polk County, ZIP 33860. 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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