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 34285 are overassessed?

34% of homes in Venice ZIP 34285 (4,109 of 12,088 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 Venice ZIP 34285?

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 · Venice

ZIP 34285 property tax overassessment report

34% of homes in Venice ZIP 34285 (4,109 of 12,088 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $8,929,922.

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

12,088

Homes in ZIP

4,109

Flagged as overassessed

34%

$252,705

Avg overage / home

$387,189

Typical value

~$236/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 34285

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
6XX HUNTER DR	4,380	1959	$4,643,600	$1,033,680	$3,609,920	349.2%	$31,045
4XX HUNTER DR	4,409	1966	$4,103,200	$1,040,524	$3,062,676	294.3%	$26,339
2XX THE ESPLANADE S	5,881	1998	$4,357,800	$1,387,916	$2,969,884	214%	$25,541
2XX THE ESPLANADE S	4,295	2022	$3,760,200	$1,013,620	$2,746,580	271%	$23,621
4XX HUNTER DR	4,100	1958	$3,562,900	$967,600	$2,595,300	268.2%	$22,320
9XX SUNSET DR	5,027	1987	$3,764,800	$1,186,372	$2,578,428	217.3%	$22,174
1XXX SUNSET DR	4,000	1996	$3,488,700	$944,000	$2,544,700	269.6%	$21,884
4XX BAYSHORE DR	5,087	2019	$3,703,400	$1,200,532	$2,502,868	208.5%	$21,525
9XX SUNSET DR	7,328	1989	$4,177,000	$1,729,408	$2,447,592	141.5%	$21,049
3XX OCALA ST	4,211	2004	$3,432,700	$993,796	$2,438,904	245.4%	$20,975
1XXX SUNSET DR	4,867	1978	$3,573,700	$1,148,612	$2,425,088	211.1%	$20,856
7XX VALENCIA RD	3,935	1948	$3,310,300	$928,660	$2,381,640	256.5%	$20,482
9XX SUNSET DR	7,478	1997	$4,087,200	$1,764,808	$2,322,392	131.6%	$19,973
4XX BAYSHORE DR	4,341	2020	$3,346,800	$1,024,476	$2,322,324	226.7%	$19,972
7XX VALENCIA RD	5,816	2021	$3,648,200	$1,372,576	$2,275,624	165.8%	$19,570
8XX TARPON CENTER DR C	3,562	1973	$3,040,700	$840,632	$2,200,068	261.7%	$18,921
1XXX ALBEE FARM RD	3,357	1965	$2,987,000	$792,252	$2,194,748	277%	$18,875
9XX GIBBS RD	5,270	2021	$3,391,700	$1,243,720	$2,147,980	172.7%	$18,473
2XX THE ESPLANADE ST N 401	2,830	2024	$2,797,200	$667,880	$2,129,320	318.8%	$18,312
8XX GOLDEN BEACH BLVD	4,710	1978	$3,231,800	$1,111,560	$2,120,240	190.7%	$18,234
2XX THE ESPLANADE ST N 301	2,830	2024	$2,770,400	$667,880	$2,102,520	314.8%	$18,082
4XX BAYSHORE DR	5,785	1997	$3,446,800	$1,365,260	$2,081,540	152.5%	$17,901
1XXX SUNSET DR	2,738	1955	$2,709,300	$646,168	$2,063,132	319.3%	$17,743
2XX THE ESPLANADE ST N 201	2,830	2024	$2,716,700	$667,880	$2,048,820	306.8%	$17,620
1XXX SUNSET DR	2,978	1953	$2,725,000	$702,808	$2,022,192	287.7%	$17,391

Data: FL DOR 2025 Final NAL roll, Sarasota County, ZIP 34285. 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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