What is a property tax appeal?

A property tax appeal (also called a protest) is a formal process where you challenge your county appraisal district's assessed value of your home. In Texas, you file a protest with your county's Appraisal Review Board (ARB), present evidence that your home is overvalued, and the ARB issues a ruling.

What's the deadline to file a property tax protest in Texas?

In Texas, the deadline to file a property tax protest is May 15, 2026 (or 30 days after your appraisal notice is mailed, whichever is later). There are no extensions.

How much can I save by appealing my property taxes?

Texas homeowners who appeal save an average of $774 per year. Success rates range from 80-91% when homeowners bring comparable sales evidence.

What percent of homes in ZIP 34452 are overassessed?

27.3% of homes in Inverness ZIP 34452 (1,567 of 5,739 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 Inverness ZIP 34452?

File Form DR-486 with the Citrus 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.

Citrus County · Inverness

ZIP 34452 property tax overassessment report

27.3% of homes in Inverness ZIP 34452 (1,567 of 5,739 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $749,843.

Check your address →Citrus County guide

5,739

Homes in ZIP

1,567

Flagged as overassessed

27.3%

$55,642

Avg overage / home

$196,169

Typical value

~$132/sqft

Your Citrus County deadline

TRIM mailing: Aug 14, 2026 · VAB petition due: Sept 8, 2026

Citrus filing guide →

Top 25 most overassessed homes in 34452

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 W STAGE COACH TRL	2,663	2024	$812,658	$351,516	$461,142	131.2%	$3,966
8XXX S PLEASANT GROVE RD	5,988	2004	$1,244,795	$790,416	$454,379	57.5%	$3,908
1XXXX S RUNNING DEER PT	3,754	2008	$911,895	$495,528	$416,367	84%	$3,581
2XXX S BORDER AVE	5,447	2002	$1,134,140	$719,004	$415,136	57.7%	$3,570
2XXX E HAVEN ST	3,219	1999	$791,981	$424,908	$367,073	86.4%	$3,157
3XXX E OAK TRACE PATH	4,729	2016	$977,780	$624,228	$353,552	56.6%	$3,041
3XXX E OAK TRACE PATH	6,598	2009	$1,217,830	$870,936	$346,894	39.8%	$2,983
3XXX E HAVEN ST	3,656	2024	$822,180	$482,592	$339,588	70.4%	$2,920
3XXX E OAK TRACE PATH	4,174	2004	$878,120	$550,968	$327,152	59.4%	$2,814
3XXX E STAGE COACH TRL	3,477	2013	$782,768	$458,964	$323,804	70.6%	$2,785
1XXXX S PLEASANT GROVE RD	4,154	1988	$844,455	$548,328	$296,127	54%	$2,547
3XXX S PLEASANT GROVE RD	7,060	2016	$1,219,429	$931,920	$287,509	30.9%	$2,473
3XXX E OAK TRACE PATH	3,389	2004	$734,110	$447,348	$286,762	64.1%	$2,466
1XXXX S PLEASANT GROVE RD	2,320	1981	$590,209	$306,240	$283,969	92.7%	$2,442
1XXXX S HEATHERHILL TER	1,633	2016	$498,974	$215,556	$283,418	131.5%	$2,437
9XXX S BERKSHIRE AVE	4,722	2006	$903,747	$623,304	$280,443	45%	$2,412
4XXX E VIEW TOP LN	1,521	2000	$472,844	$200,772	$272,072	135.5%	$2,340
1XXXX S RUNNING DEER PT	3,354	1993	$708,728	$442,728	$266,000	60.1%	$2,288
4XXX S PLEASANT GROVE RD	3,368	1987	$707,059	$444,576	$262,483	59%	$2,257
5XXX E ALOHA ST	2,447	2019	$583,594	$323,004	$260,590	80.7%	$2,241
3XXX E GRAPELEAF LN	2,272	1991	$549,544	$299,904	$249,640	83.2%	$2,147
1XXXX S FORESTLINE AVE	2,884	2006	$621,561	$380,688	$240,873	63.3%	$2,072
1XXXX S FLUTTER TER	3,490	2010	$697,540	$460,680	$236,860	51.4%	$2,037
1XXXX S STOREY MINE RD	2,706	2020	$590,822	$357,192	$233,630	65.4%	$2,009
9XXX S BERKSHIRE AVE	1,082	1976	$374,429	$142,824	$231,605	162.2%	$1,992

Data: FL DOR 2025 Final NAL roll, Citrus County, ZIP 34452. 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 CitrusCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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