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 34286 are overassessed?

18.6% of homes in North Port ZIP 34286 (1,849 of 9,938 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 North Port ZIP 34286?

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 · North Port

ZIP 34286 property tax overassessment report

18.6% of homes in North Port ZIP 34286 (1,849 of 9,938 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,158,131.

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

9,938

Homes in ZIP

1,849

Flagged as overassessed

18.6%

$72,832

Avg overage / home

$277,361

Typical value

~$146/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 34286

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
3XXX TROPICAIRE BLVD	5,169	2010	$1,477,500	$754,674	$722,826	95.8%	$6,216
3XXX TROPICAIRE BLVD	9,977	2015	$2,103,600	$1,456,642	$646,958	44.4%	$5,564
3XXX NARCISSUS TER	4,481	2007	$1,242,400	$654,226	$588,174	89.9%	$5,058
1XXX TROPICAIRE BLVD	2,678	2015	$853,000	$390,988	$462,012	118.2%	$3,973
5XXX MALTON ST	2,201	1995	$770,900	$321,346	$449,554	139.9%	$3,866
5XXX N CHAMBERLAIN BLVD	4,091	2002	$1,046,100	$597,286	$448,814	75.1%	$3,860
5XXX MALTON ST	2,251	2000	$735,700	$328,646	$407,054	123.9%	$3,501
1XXX TROPICAIRE BLVD	3,055	2021	$849,600	$446,030	$403,570	90.5%	$3,471
3XXX ALBIN AVE	4,203	2024	$1,014,300	$613,638	$400,662	65.3%	$3,446
3XXX TROPICAIRE BLVD	8,878	2009	$1,689,500	$1,296,188	$393,312	30.3%	$3,382
5XXX N SALFORD BLVD	2,681	2014	$779,100	$391,426	$387,674	99%	$3,334
4XXX ULMAN AVE	2,123	2000	$689,800	$309,958	$379,842	122.5%	$3,267
3XXX ALIBI TER	4,764	2001	$1,068,600	$695,544	$373,056	53.6%	$3,208
6XXX N SALFORD BLVD	3,328	2024	$856,100	$485,888	$370,212	76.2%	$3,184
3XXX ALBIN AVE	3,040	2023	$809,100	$443,840	$365,260	82.3%	$3,141
2XXX TROPICAIRE BLVD	3,177	2020	$826,200	$463,842	$362,358	78.1%	$3,116
2XXX AZURE RD	3,111	2024	$816,100	$454,206	$361,894	79.7%	$3,112
3XXX ALBENGA LN	2,712	2002	$754,400	$395,952	$358,448	90.5%	$3,083
5XXX N SALFORD BLVD	2,045	1997	$654,700	$298,570	$356,130	119.3%	$3,063
3XXX ULMAN AVE	4,099	2024	$954,500	$598,454	$356,046	59.5%	$3,062
3XXX ULMAN AVE	4,690	2012	$1,038,200	$684,740	$353,460	51.6%	$3,040
3XXX ULMAN AVE	4,101	2002	$942,300	$598,746	$343,554	57.4%	$2,955
3XXX OCEANSIDE ST	3,516	2017	$851,800	$513,336	$338,464	65.9%	$2,911
1XXX MAY AVE	2,086	2000	$641,200	$304,556	$336,644	110.5%	$2,895
4XXX ULMAN AVE	1,993	2008	$625,900	$290,978	$334,922	115.1%	$2,880

Data: FL DOR 2025 Final NAL roll, Sarasota County, ZIP 34286. 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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