What is a property tax appeal?

A property tax appeal (also called a protest in Texas, or a VAB petition in Florida) is a formal process where you challenge your county appraiser's assessed value of your home. You file with the county Appraisal Review Board (Texas) or Value Adjustment Board (Florida), present comparable-sales evidence that your home is overvalued, and the board issues a ruling.

When is the Florida property tax appeal deadline?

Florida property owners have 25 days from the date the TRIM (Truth in Millage) notice is mailed to file a VAB petition (Form DR-486). TRIM notices typically mail mid-August, putting the petition deadline in early-to-mid September. The deadline varies by county and is printed on the TRIM notice itself.

When is the Texas property tax appeal deadline?

In Texas, the deadline to file a property tax protest is May 15 each year (or 30 days after your appraisal notice is mailed, whichever is later). The 2026 deadline has passed; the next protest window is April-May 2027.

How much can I save by appealing my property taxes?

Homeowners who appeal save an average of $774 per year in Texas and several hundred to several thousand dollars per year in Florida (Save Our Homes locks in the savings for 10+ years). Success rates range from 80-91% when you bring 3-5 comparable sales as evidence.

What's the difference between AppealMyTax and Ownwell?

AppealMyTax charges a flat $49 for a complete personalized appeal packet you file yourself, or $199-$249 for our done-for-you filing service. Ownwell charges a 25-35% contingency on whatever you save — meaning a $2,000 reduction costs you $500-$700 every year forever. We keep 100% of your savings.

What percent of homes in ZIP 34741 are overassessed?

26.7% of homes in Kissimmee ZIP 34741 (3,439 of 12,895 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 Kissimmee ZIP 34741?

File Form DR-486 with the Osceola 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.

Osceola County · Kissimmee

ZIP 34741 property tax overassessment report

26.7% of homes in Kissimmee ZIP 34741 (3,439 of 12,895 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,349,795.

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★ First 100 FL packets at $49 (62 left, then $79 starting June 1) · 30-day refund · Ownwell takes 25-35%

12,895

Homes in ZIP

3,439

Flagged as overassessed

26.7%

$45,639

Avg overage / home

$259,629

Typical value

~$148/sqft

Your Osceola County deadline

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

Osceola filing guide →

Top 25 most overassessed homes in 34741

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
5XX N HOAGLAND BLVD	880	1940	$553,100	$130,240	$422,860	324.7%	$3,637
1XX S DILLINGHAM AVE	2,776	2023	$677,900	$410,848	$267,052	65%	$2,297
7XX SUMNER ST	3,272	2023	$714,800	$484,256	$230,544	47.6%	$1,983
3XXX SONOMA BLVD	6,744	2023	$1,216,400	$998,112	$218,288	21.9%	$1,877
3XXX SONOMA BLVD	6,744	2023	$1,216,400	$998,112	$218,288	21.9%	$1,877
3XXX SONOMA BLVD	6,744	2023	$1,216,400	$998,112	$218,288	21.9%	$1,877
3XXX SONOMA BLVD	6,744	2023	$1,216,400	$998,112	$218,288	21.9%	$1,877
3XXX SONOMA BLVD	6,744	2023	$1,216,400	$998,112	$218,288	21.9%	$1,877
3XXX SONOMA BLVD	6,744	2023	$1,216,400	$998,112	$218,288	21.9%	$1,877
3XXX SONOMA BLVD	6,744	2023	$1,216,400	$998,112	$218,288	21.9%	$1,877
3XXX SONOMA BLVD	6,744	2023	$1,216,400	$998,112	$218,288	21.9%	$1,877
3XXX SONOMA BLVD	6,707	2023	$1,210,700	$992,636	$218,064	22%	$1,875
3XXX SONOMA BLVD	6,707	2023	$1,210,700	$992,636	$218,064	22%	$1,875
3XXX SONOMA BLVD	6,707	2023	$1,210,700	$992,636	$218,064	22%	$1,875
3XXX SONOMA BLVD	6,707	2023	$1,210,700	$992,636	$218,064	22%	$1,875
1XXX MCCLELLAN ST	2,227	1959	$535,800	$329,596	$206,204	62.6%	$1,773
4XX SUMNER ST	4,725	1936	$890,100	$699,300	$190,800	27.3%	$1,641
1XXX MCCLELLAN ST	1,257	1959	$359,500	$186,036	$173,464	93.2%	$1,492
9XX N FORREST AVE	1,071	1970	$325,000	$158,508	$166,492	105%	$1,432
3XXX SONOMA BLVD	6,712	2024	$1,157,500	$993,376	$164,124	16.5%	$1,411
3XXX SONOMA BLVD	6,712	2024	$1,157,500	$993,376	$164,124	16.5%	$1,411
3XXX SONOMA BLVD	6,712	2024	$1,157,500	$993,376	$164,124	16.5%	$1,411
3XXX SONOMA BLVD	6,712	2024	$1,157,500	$993,376	$164,124	16.5%	$1,411
4XXX SONOMA BLVD	6,712	2024	$1,157,500	$993,376	$164,124	16.5%	$1,411
4XXX SONOMA BLVD	6,712	2024	$1,157,500	$993,376	$164,124	16.5%	$1,411

Data: FL DOR 2025 Final NAL roll, Osceola County, ZIP 34741. 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 OsceolaCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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