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 34661 are overassessed?

33.6% of homes in Nobleton ZIP 34661 (50 of 149 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 Nobleton ZIP 34661?

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 · Nobleton

ZIP 34661 property tax overassessment report

33.6% of homes in Nobleton ZIP 34661 (50 of 149 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $19,078.

Check your address →Hernando County guide

149

Homes in ZIP

Flagged as overassessed

33.6%

$44,368

Avg overage / home

$120,719

Typical value

~$72/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 34661

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
1XXXX LUCILLES SHADY LN	5,200	2004	$535,555	$374,400	$161,155	43%	$1,386
1XXXX EDGEWATER AVE	3,758	1990	$412,742	$270,576	$142,166	52.5%	$1,223
1XXXX LUCILLES SHADY LN	2,862	1985	$306,223	$206,064	$100,159	48.6%	$861
1XXXX OAK LN	1,144	1993	$175,015	$82,368	$92,647	112.5%	$797
2XXXX LAWTON DR	2,411	1982	$265,685	$173,592	$92,093	53.1%	$792
1XXXX EDGEWATER AVE	2,616	2002	$276,358	$188,352	$88,006	46.7%	$757
1XXXX EDGEWATER AVE	3,073	1989	$305,261	$221,256	$84,005	38%	$722
2XXXX LAKE LINDSEY RD	1,864	1952	$215,058	$134,208	$80,850	60.2%	$695
1XXXX EDGEWATER AVE	1,780	1992	$205,818	$128,160	$77,658	60.6%	$668
2XXXX LAWTON DR	1,456	2018	$170,909	$104,832	$66,077	63%	$568
2XXXX FORBES ST	2,022	1970	$209,489	$145,584	$63,905	43.9%	$550
2XXXX SENTINEL ST	2,016	2007	$208,767	$145,152	$63,615	43.8%	$547
1XXXX OAK LN	1,559	1958	$168,176	$112,248	$55,928	49.8%	$481
1XXXX PANOLA AVE	1,122	2010	$133,577	$80,784	$52,793	65.4%	$454
2XXXX SENTINEL ST	1,856	1950	$186,047	$133,632	$52,415	39.2%	$451
2XXXX FORBES ST	810	2024	$107,179	$58,320	$48,859	83.8%	$420
2XXXX FORBES ST	930	2020	$113,549	$66,960	$46,589	69.6%	$401
1XXXX OAK LN	1,124	1958	$126,342	$80,928	$45,414	56.1%	$391
1XXXX SHORE RD	3,524	1979	$297,776	$253,728	$44,048	17.4%	$379
1XXXX EDGEWATER AVE	1,866	2006	$177,778	$134,352	$43,426	32.3%	$373
1XXXX EDGEWATER AVE	2,886	1981	$249,899	$207,792	$42,107	20.3%	$362
2XXXX THACKERAY ST	1,680	1978	$160,791	$120,960	$39,831	32.9%	$343
2XXXX CALVERT ST	1,896	1980	$175,896	$136,512	$39,384	28.9%	$339
1XXXX PANOLA AVE	1,152	2000	$116,483	$82,944	$33,539	40.4%	$288
2XXXX FIELDBROOK ST	1,125	1979	$114,278	$81,000	$33,278	41.1%	$286

Data: FL DOR 2025 Final NAL roll, Hernando County, ZIP 34661. 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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