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 34461 are overassessed?

29.2% of homes in Lecanto ZIP 34461 (1,348 of 4,610 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 Lecanto ZIP 34461?

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 · Lecanto

ZIP 34461 property tax overassessment report

29.2% of homes in Lecanto ZIP 34461 (1,348 of 4,610 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,131,900.

Check your address →Citrus County guide

4,610

Homes in ZIP

1,348

Flagged as overassessed

29.2%

$97,638

Avg overage / home

$270,220

Typical value

~$141/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 34461

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 W CASTLE PINES LOOP	10,004	2005	$3,891,525	$1,410,564	$2,480,961	175.9%	$21,336
3XXX N MOSS CREEK PT	11,572	1998	$3,032,022	$1,631,652	$1,400,370	85.8%	$12,043
3XXX W SHADOW CREEK LOOP	7,016	2008	$2,380,422	$989,256	$1,391,166	140.6%	$11,964
3XXX W SHADOW CREEK LOOP	5,194	2012	$2,113,299	$732,354	$1,380,945	188.6%	$11,876
3XXX N GRAYHAWK LOOP	8,512	2010	$2,208,491	$1,200,192	$1,008,299	84%	$8,671
3XXX N GRAYHAWK LOOP	5,134	2015	$1,581,423	$723,894	$857,529	118.5%	$7,375
3XXX W BLACK DIAMOND CIR	6,127	2007	$1,689,801	$863,907	$825,894	95.6%	$7,103
3XXX W CASTLE PINES LOOP	7,845	2001	$1,901,450	$1,106,145	$795,305	71.9%	$6,840
3XXX W PEBBLE BEACH CT	4,138	1995	$1,333,052	$583,458	$749,594	128.5%	$6,447
4XXX N PINE VALLEY LOOP	6,131	1998	$1,591,045	$864,471	$726,574	84%	$6,249
3XXX W BLACK DIAMOND CIR	5,187	1999	$1,446,977	$731,367	$715,610	97.8%	$6,154
3XXX N GRAYHAWK LOOP	4,451	2011	$1,267,927	$627,591	$640,336	102%	$5,507
3XXX W CASTLE PINES LOOP	5,728	2001	$1,421,987	$807,648	$614,339	76.1%	$5,283
3XXX N PINE VALLEY LOOP	8,558	2021	$1,798,535	$1,206,678	$591,857	49%	$5,090
3XXX W SHADOW CREEK LOOP	4,899	2017	$1,256,177	$690,759	$565,418	81.9%	$4,863
3XXX W BLACK DIAMOND CIR	4,166	1998	$1,127,036	$587,406	$539,630	91.9%	$4,641
3XXX W PEBBLE BEACH CT	4,495	1994	$1,151,046	$633,795	$517,251	81.6%	$4,448
3XXX N GRAYHAWK LOOP	3,497	2000	$987,528	$493,077	$494,451	100.3%	$4,252
3XXX W PEBBLE BEACH CT	3,443	1996	$969,799	$485,463	$484,336	99.8%	$4,165
3XXX W PEBBLE BEACH CT	6,023	1999	$1,333,260	$849,243	$484,017	57%	$4,163
6XXX S DENHOFF PT	5,998	2007	$1,323,398	$845,718	$477,680	56.5%	$4,108
2XXX W CARDINAL ST	4,292	2005	$1,057,374	$605,172	$452,202	74.7%	$3,889
6XXX S REDBIRD AVE	2,242	2020	$763,855	$316,122	$447,733	141.6%	$3,851
1XXX N HAJIK PATH	3,839	2024	$985,630	$541,299	$444,331	82.1%	$3,821
2XXX N CROSSWATER PATH	3,586	2024	$940,902	$505,626	$435,276	86.1%	$3,743

Data: FL DOR 2025 Final NAL roll, Citrus County, ZIP 34461. 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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