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 34465 are overassessed?

25.7% of homes in Beverly Hills ZIP 34465 (2,460 of 9,587 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 Beverly Hills ZIP 34465?

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 · Beverly Hills

ZIP 34465 property tax overassessment report

25.7% of homes in Beverly Hills ZIP 34465 (2,460 of 9,587 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,981,029.

Check your address →Citrus County guide

9,587

Homes in ZIP

2,460

Flagged as overassessed

25.7%

$93,639

Avg overage / home

$254,819

Typical value

~$145/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 34465

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 N WAGON PT	3,530	2007	$1,468,516	$511,850	$956,666	186.9%	$8,227
4XXX W BONANZA DR	2,725	2016	$1,189,351	$395,125	$794,226	201%	$6,830
6XXX W RIO GRANDE DR	2,048	1997	$1,090,277	$296,960	$793,317	267.1%	$6,823
4XXX W BONANZA DR	6,384	1999	$1,715,060	$925,680	$789,380	85.3%	$6,789
4XXX W BONANZA DR	3,273	2008	$1,169,371	$474,585	$694,786	146.4%	$5,975
3XXX N WAGON PT	3,486	2022	$1,092,559	$505,470	$587,089	116.1%	$5,049
4XXX W BONANZA DR	4,682	2001	$1,195,330	$678,890	$516,440	76.1%	$4,441
6XXX W SENTINEL BLUFF PATH	2,954	2017	$937,300	$428,330	$508,970	118.8%	$4,377
6XXX W SENTINEL BLUFF PATH	3,364	2002	$996,234	$487,780	$508,454	104.2%	$4,373
4XXX W BONANZA DR	4,537	1995	$1,143,740	$657,865	$485,875	73.9%	$4,179
6XXX W SENTINEL POST PATH	3,080	2007	$907,436	$446,600	$460,836	103.2%	$3,963
6XXX W SENTINEL BLUFF PATH	2,702	2009	$847,477	$391,790	$455,687	116.3%	$3,919
3XXX N YACHT TER	2,741	1999	$815,578	$397,445	$418,133	105.2%	$3,596
6XXX W SENTINEL BLUFF PATH	3,339	2002	$896,446	$484,155	$412,291	85.2%	$3,546
4XXX W BONANZA DR	5,455	2001	$1,186,770	$790,975	$395,795	50%	$3,404
6XXX W SENTINEL POST PATH	2,612	2003	$769,968	$378,740	$391,228	103.3%	$3,365
4XXX W BONANZA DR	5,348	2020	$1,163,821	$775,460	$388,361	50.1%	$3,340
6XXX W SENTINEL POST PATH	2,146	2003	$695,507	$311,170	$384,337	123.5%	$3,305
6XXX W SENTINEL POST PATH	3,927	2000	$952,466	$569,415	$383,051	67.3%	$3,294
4XXX W BONANZA DR	4,913	2008	$1,095,387	$712,385	$383,002	53.8%	$3,294
5XXX W YEARLING DR	4,379	2016	$1,015,630	$634,955	$380,675	60%	$3,274
5XXX W YUMA LN	5,245	1997	$1,140,591	$760,525	$380,066	50%	$3,269
5XXX W ANGUS DR	3,688	2002	$914,629	$534,760	$379,869	71%	$3,267
4XXX W LAZO CT	3,122	2022	$831,756	$452,690	$379,066	83.7%	$3,260
6XXX W SENTINEL BLUFF PATH	3,299	1999	$855,742	$478,355	$377,387	78.9%	$3,246

Data: FL DOR 2025 Final NAL roll, Citrus County, ZIP 34465. 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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