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 34231 are overassessed?

24.3% of homes in Sarasota ZIP 34231 (3,685 of 15,190 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 Sarasota ZIP 34231?

File Form DR-486 with the Sarasota 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.

Sarasota County · Sarasota

ZIP 34231 property tax overassessment report

24.3% of homes in Sarasota ZIP 34231 (3,685 of 15,190 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $11,251,044.

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

15,190

Homes in ZIP

3,685

Flagged as overassessed

24.3%

$355,023

Avg overage / home

$421,519

Typical value

~$215/sqft

Your Sarasota County deadline

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

Sarasota filing guide →

Top 25 most overassessed homes in 34231

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
1XXX REBECCA LN	4,805	2017	$4,954,000	$1,033,075	$3,920,925	379.5%	$33,720
1XXX N LAKE SHORE DR	4,132	1958	$4,570,900	$888,380	$3,682,520	414.5%	$31,670
1XXX BAYWINDS LN	5,929	2018	$4,813,800	$1,274,735	$3,539,065	277.6%	$30,436
3XXX RED ROCK WAY	4,365	1967	$4,407,100	$938,475	$3,468,625	369.6%	$29,830
1XXX MEADOWOOD ST	4,636	2020	$4,457,700	$996,740	$3,460,960	347.2%	$29,764
1XXX S LAKE SHORE DR	5,492	2020	$4,640,600	$1,180,780	$3,459,820	293%	$29,754
1XXX PEREGRINE POINT DR	6,737	1984	$4,894,000	$1,448,455	$3,445,545	237.9%	$29,632
1XXX PEREGRINE POINT DR	5,294	1986	$4,480,700	$1,138,210	$3,342,490	293.7%	$28,745
1XXX N LAKE SHORE DR	2,516	1959	$3,815,900	$540,940	$3,274,960	605.4%	$28,165
1XXX WESTBROOK DR	5,655	1972	$4,486,500	$1,215,825	$3,270,675	269%	$28,128
1XXX DIXIE LEE LN	4,641	1978	$4,265,900	$997,815	$3,268,085	327.5%	$28,106
1XXX MEMORY LN	6,278	2021	$4,588,800	$1,349,770	$3,239,030	240%	$27,856
1XXX S LAKE SHORE DR	5,899	2022	$4,500,200	$1,268,285	$3,231,915	254.8%	$27,794
1XXX SHELBURNE LN	5,594	2022	$4,431,300	$1,202,710	$3,228,590	268.4%	$27,766
3XXX RED ROCK WAY	7,628	1963	$4,835,700	$1,640,020	$3,195,680	194.9%	$27,483
1XXX REBECCA LN	6,386	2024	$4,531,800	$1,372,990	$3,158,810	230.1%	$27,166
4XXX RED ROCK LN	3,310	1957	$3,857,800	$711,650	$3,146,150	442.1%	$27,057
6XXX HOLLYWOOD BLVD	7,290	1992	$4,690,600	$1,567,350	$3,123,250	199.3%	$26,860
1XXX CARIBBEAN DR	6,788	2022	$4,578,300	$1,459,420	$3,118,880	213.7%	$26,822
1XXX POCATELLO ST	5,185	2015	$4,180,100	$1,114,775	$3,065,325	275%	$26,362
1XXX QUESTAR LN	8,754	2004	$4,918,800	$1,882,110	$3,036,690	161.3%	$26,116
1XXX REBECCA LN	6,528	2006	$4,436,100	$1,403,520	$3,032,580	216.1%	$26,080
1XXX LADUE LN	9,318	1983	$4,997,700	$2,003,370	$2,994,330	149.5%	$25,751
1XXX N LAKE SHORE DR	4,718	1982	$3,990,700	$1,014,370	$2,976,330	293.4%	$25,596
1XXX RIDGEWOOD LN	6,343	2006	$4,305,000	$1,363,745	$2,941,255	215.7%	$25,295

Data: FL DOR 2025 Final NAL roll, Sarasota County, ZIP 34231. 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 SarasotaCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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