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 34746 are overassessed?

28.2% of homes in Kissimmee ZIP 34746 (7,121 of 25,293 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 34746?

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 34746 property tax overassessment report

28.2% of homes in Kissimmee ZIP 34746 (7,121 of 25,293 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $4,020,486.

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

25,293

Homes in ZIP

7,121

Flagged as overassessed

28.2%

$65,651

Avg overage / home

$343,231

Typical value

~$155/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 34746

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
2XXX YATES RD	2,223	1979	$3,748,900	$344,565	$3,404,335	988%	$29,277
4XXX PLEASANT HILL RD	2,731	2002	$2,033,600	$423,305	$1,610,295	380.4%	$13,849
4XXX S ORANGE BLOSSOM TRL	924	1980	$1,066,400	$143,220	$923,180	644.6%	$7,939
8XX N BASS RD	1,347	1987	$1,040,300	$208,785	$831,515	398.3%	$7,151
2XXX DISCOVERY PL	20,932	1999	$4,013,700	$3,244,460	$769,240	23.7%	$6,615
2XXX CELEBRITY WAY	5,105	1957	$1,535,300	$791,275	$744,025	94%	$6,399
4XXX OLD TAMPA HWY	924	1984	$812,000	$143,220	$668,780	467%	$5,752
2XXX DISCOVERY PL	22,131	2000	$4,015,000	$3,430,305	$584,695	17%	$5,028
2XXX DISCOVERY PL	22,190	2001	$4,015,000	$3,439,450	$575,550	16.7%	$4,950
2XXX DISCOVERY PL	22,190	2000	$4,015,000	$3,439,450	$575,550	16.7%	$4,950
4XXX ALLAN ST	510	1964	$649,900	$79,050	$570,850	722.1%	$4,909
2XXX DISCOVERY PL	22,179	2000	$3,982,900	$3,437,745	$545,155	15.9%	$4,688
1XXX ORANGE LN	576	1967	$607,800	$89,280	$518,520	580.8%	$4,459
1XXX PLEASANT HILL RD	1,374	1957	$660,800	$212,970	$447,830	210.3%	$3,851
4XXX TWILIGHT TRL	8,399	2005	$1,741,400	$1,301,845	$439,555	33.8%	$3,780
3XXX CANTER LN	5,198	2019	$1,239,200	$805,690	$433,510	53.8%	$3,728
3XXX PLEASANT HILL RD	2,029	1989	$747,300	$314,495	$432,805	137.6%	$3,722
4XXX REAVES RD	2,738	1999	$849,500	$424,390	$425,110	100.2%	$3,656
4XXX TWILIGHT TRL	8,305	2005	$1,686,800	$1,287,275	$399,525	31%	$3,436
2XXX ALLEN CT	2,481	2000	$778,800	$384,555	$394,245	102.5%	$3,391
N POINCIANA BLVD	8,556	1987	$1,713,600	$1,326,180	$387,420	29.2%	$3,332
4XXX ANDERSON RD	4,427	1978	$1,071,400	$686,185	$385,215	56.1%	$3,313
4XXX S ORANGE BLOSSOM TRL	725	1948	$451,600	$112,375	$339,225	301.9%	$2,917
4XXX CITRUS ST	3,490	1980	$878,800	$540,950	$337,850	62.5%	$2,906
1XXX PLEASANT HILL RD	6,373	1979	$1,265,900	$987,815	$278,085	28.2%	$2,392

Data: FL DOR 2025 Final NAL roll, Osceola County, ZIP 34746. 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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