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 34756 are overassessed?

26.9% of homes in Montverde ZIP 34756 (534 of 1,985 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 Montverde ZIP 34756?

File Form DR-486 with the Lake 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.

Lake County · Montverde

ZIP 34756 property tax overassessment report

26.9% of homes in Montverde ZIP 34756 (534 of 1,985 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $2,225,230.

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

1,985

Homes in ZIP

534

Flagged as overassessed

26.9%

$484,546

Avg overage / home

$692,148

Typical value

~$230/sqft

Your Lake County deadline

TRIM mailing: Aug 17, 2026 · VAB petition due: Sept 11, 2026

Lake filing guide →

Top 25 most overassessed homes in 34756

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 PENDIO DR	9,335	2024	$4,285,470	$2,147,050	$2,138,420	99.6%	$18,390
1XXXX CRETE WAY	7,894	2014	$3,952,170	$1,815,620	$2,136,550	117.7%	$18,374
1XXXX ARTIMINO LOOP	10,091	2024	$4,220,044	$2,320,930	$1,899,114	81.8%	$16,332
1XXXX CRETE WAY	6,973	2023	$3,461,371	$1,603,790	$1,857,581	115.8%	$15,975
1XXXX PENDIO DR	9,763	2009	$4,080,532	$2,245,490	$1,835,042	81.7%	$15,781
1XXXX RIDGEWOOD AVE	1,453	1945	$2,098,314	$334,190	$1,764,124	527.9%	$15,171
1XXXX ARTIMINO LOOP	5,932	2018	$3,098,530	$1,364,360	$1,734,170	127.1%	$14,914
1XXXX ARTIMINO LOOP	12,257	2008	$4,506,224	$2,819,110	$1,687,114	59.8%	$14,509
1XXXX PENDIO DR	9,837	2010	$3,927,785	$2,262,510	$1,665,275	73.6%	$14,321
1XXXX FOSGATE RD	828	1956	$1,794,935	$190,440	$1,604,495	842.5%	$13,799
1XXXX ARTIMINO LOOP	5,718	2024	$2,904,410	$1,315,140	$1,589,270	120.8%	$13,668
1XXXX CRETE WAY	6,402	2017	$3,046,134	$1,472,460	$1,573,674	106.9%	$13,534
1XXXX ETRUSCAN LN	5,924	2024	$2,935,655	$1,362,520	$1,573,135	115.5%	$13,529
1XXXX PENDIO DR	7,677	2020	$3,325,733	$1,765,710	$1,560,023	88.4%	$13,416
1XXXX CRETE WAY	6,661	2017	$3,059,712	$1,532,030	$1,527,682	99.7%	$13,138
1XXXX LUCCA LN	6,565	2024	$3,021,539	$1,509,950	$1,511,589	100.1%	$13,000
1XXXX ARTIMINO LOOP	5,056	2019	$2,660,139	$1,162,880	$1,497,259	128.8%	$12,876
1XXXX PENDIO DR	7,110	2019	$3,102,387	$1,635,300	$1,467,087	89.7%	$12,617
1XXXX AREZO CT	11,049	2006	$3,993,681	$2,541,270	$1,452,411	57.2%	$12,491
1XXXX PENDIO DR	6,224	2015	$2,853,492	$1,431,520	$1,421,972	99.3%	$12,229
1XXXX CRETE WAY	4,831	2024	$2,509,011	$1,111,130	$1,397,881	125.8%	$12,022
1XXXX PENDIO DR	6,833	2017	$2,968,167	$1,571,590	$1,396,577	88.9%	$12,011
1XXXX CRETE WAY	10,539	2007	$3,814,854	$2,423,970	$1,390,884	57.4%	$11,962
1XXXX PENDIO DR	4,920	2024	$2,518,331	$1,131,600	$1,386,731	122.5%	$11,926
1XXXX PENDIO DR	4,481	2022	$2,417,096	$1,030,630	$1,386,466	134.5%	$11,924

Data: FL DOR 2025 Final NAL roll, Lake County, ZIP 34756. 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 LakeCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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