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 34609 are overassessed?

19.7% of homes in Spring Hill ZIP 34609 (3,642 of 18,486 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 Spring Hill ZIP 34609?

File Form DR-486 with the Hernando 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.

Hernando County · Spring Hill

ZIP 34609 property tax overassessment report

19.7% of homes in Spring Hill ZIP 34609 (3,642 of 18,486 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $2,050,628.

Check your address →Hernando County guide

18,486

Homes in ZIP

3,642

Flagged as overassessed

19.7%

$65,471

Avg overage / home

$296,503

Typical value

~$109/sqft

Your Hernando County deadline

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

Hernando filing guide →

Top 25 most overassessed homes in 34609

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
5XXX BARCLAY AVE	8,109	2007	$1,627,000	$883,881	$743,119	84.1%	$6,391
5XXX BARCLAY AVE	10,583	2012	$1,838,781	$1,153,547	$685,234	59.4%	$5,893
5XXX BARCLAY AVE	7,509	2003	$1,490,286	$818,481	$671,805	82.1%	$5,778
5XXX BARCLAY AVE	7,204	2007	$1,451,982	$785,236	$666,746	84.9%	$5,734
4XXX JUMPER LOOP	9,935	2024	$1,746,078	$1,082,915	$663,163	61.2%	$5,703
1XXXX HIGHGROVE RD	6,719	2007	$1,311,735	$732,371	$579,364	79.1%	$4,983
5XXX FIRETHORN PT	6,423	2008	$1,171,803	$700,107	$471,696	67.4%	$4,057
1XXXX EASTHAVEN DR	6,853	2002	$1,166,573	$746,977	$419,596	56.2%	$3,609
1XXXX NEWINGTON AVE	8,608	2014	$1,344,366	$938,272	$406,094	43.3%	$3,492
1XXXX HIGHGROVE RD	5,867	2001	$1,044,596	$639,503	$405,093	63.3%	$3,484
4XXX JUMPER LOOP	7,713	2022	$1,240,495	$840,717	$399,778	47.6%	$3,438
1XXXX CONRAD PL	5,746	2005	$1,023,179	$626,314	$396,865	63.4%	$3,413
1XXXX BASSINGTHORPE DR	8,304	2011	$1,288,418	$905,136	$383,282	42.3%	$3,296
1XXXX NEWINGTON AVE	8,984	2006	$1,338,388	$979,256	$359,132	36.7%	$3,089
1XXXX NEWINGTON AVE	5,420	2012	$936,994	$590,780	$346,214	58.6%	$2,977
1XXXX NEWINGTON AVE	10,123	2015	$1,443,717	$1,103,407	$340,310	30.8%	$2,927
1XXXX EASTHAVEN DR	6,172	2009	$1,010,870	$672,748	$338,122	50.3%	$2,908
3XX STORYBOOK LN	6,126	2022	$999,020	$667,734	$331,286	49.6%	$2,849
3XX STORYBOOK LN	6,353	2019	$1,009,409	$692,477	$316,932	45.8%	$2,726
4XXX JUMPER LOOP	4,014	2023	$750,893	$437,526	$313,367	71.6%	$2,695
1XXX ANDERSON SNOW RD	1,218	1990	$445,629	$132,762	$312,867	235.7%	$2,691
1XXX BUCKHURST DR	7,471	2008	$1,124,627	$814,339	$310,288	38.1%	$2,668
5XXX NODOC RD	3,587	2021	$695,087	$390,983	$304,104	77.8%	$2,615
1XXX RUDOLPH CT	6,858	2004	$1,045,432	$747,522	$297,910	39.9%	$2,562
9XX BELVOIR WAY	6,765	2008	$1,034,293	$737,385	$296,908	40.3%	$2,553

Data: FL DOR 2025 Final NAL roll, Hernando County, ZIP 34609. 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 HernandoCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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