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 34275 are overassessed?

20% of homes in Nokomis ZIP 34275 (2,755 of 13,763 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 Nokomis ZIP 34275?

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 · Nokomis

ZIP 34275 property tax overassessment report

20% of homes in Nokomis ZIP 34275 (2,755 of 13,763 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $9,812,602.

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

13,763

Homes in ZIP

2,755

Flagged as overassessed

20%

$414,156

Avg overage / home

$495,869

Typical value

~$215/sqft

Your Sarasota County deadline

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

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Top 25 most overassessed homes in 34275

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 CASEY KEY RD	3,164	1976	$4,638,800	$680,260	$3,958,540	581.9%	$34,043
3XXX CASEY KEY RD	4,718	2020	$4,802,800	$1,014,370	$3,788,430	373.5%	$32,580
4XX ANCHORAGE DR	5,361	2002	$4,902,100	$1,152,615	$3,749,485	325.3%	$32,246
3XXX CASEY KEY RD	6,281	2010	$4,961,000	$1,350,415	$3,610,585	267.4%	$31,051
7XX CASEY KEY RD	4,813	1988	$4,616,400	$1,034,795	$3,581,605	346.1%	$30,802
1XXX CASEY KEY RD	4,977	2021	$4,646,800	$1,070,055	$3,576,745	334.3%	$30,760
1XXX CASEY KEY RD	4,121	1987	$4,447,700	$886,015	$3,561,685	402%	$30,630
1XXX CASEY KEY RD	6,431	1999	$4,938,200	$1,382,665	$3,555,535	257.2%	$30,578
1XXX CASEY KEY RD	4,906	2001	$4,545,200	$1,054,790	$3,490,410	330.9%	$30,018
1XXX CASEY KEY RD	5,001	1948	$4,555,700	$1,075,215	$3,480,485	323.7%	$29,932
6XX S CASEY KEY RD	5,525	1976	$4,663,000	$1,187,875	$3,475,125	292.5%	$29,886
1XXX BAYSHORE RD	5,501	1952	$4,566,500	$1,182,715	$3,383,785	286.1%	$29,101
1XXX CASEY KEY RD	5,508	1986	$4,532,200	$1,184,220	$3,347,980	282.7%	$28,793
5XX S CASEY KEY RD	5,214	1991	$4,420,500	$1,121,010	$3,299,490	294.3%	$28,376
9XX CASEY KEY RD	5,068	1970	$4,382,900	$1,089,620	$3,293,280	302.2%	$28,322
1XXX CASEY KEY RD	4,009	1993	$4,098,500	$861,935	$3,236,565	375.5%	$27,834
2XXX CASEY KEY RD	4,167	2000	$4,115,700	$895,905	$3,219,795	359.4%	$27,690
6XX CASEY KEY RD	6,615	2000	$4,608,500	$1,422,225	$3,186,275	224%	$27,402
2XXX BAYSHORE RD	6,570	2016	$4,568,500	$1,412,550	$3,155,950	223.4%	$27,141
2XXX CASEY KEY RD	3,980	1996	$4,000,400	$855,700	$3,144,700	367.5%	$27,044
1XXX OAK ST	2,814	2022	$3,735,300	$605,010	$3,130,290	517.4%	$26,920
2XXX CASEY KEY RD	5,716	1984	$4,354,100	$1,228,940	$3,125,160	254.3%	$26,876
1XXX CASEY KEY RD	5,195	2000	$4,212,100	$1,116,925	$3,095,175	277.1%	$26,619
6XX CASEY KEY RD	4,012	1990	$3,939,400	$862,580	$3,076,820	356.7%	$26,461
3XXX CASEY KEY RD	3,838	1969	$3,894,300	$825,170	$3,069,130	371.9%	$26,395

Data: FL DOR 2025 Final NAL roll, Sarasota County, ZIP 34275. 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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