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 34769 are overassessed?

27.3% of homes in Saint Cloud ZIP 34769 (2,573 of 9,431 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 Saint Cloud ZIP 34769?

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 · Saint Cloud

ZIP 34769 property tax overassessment report

27.3% of homes in Saint Cloud ZIP 34769 (2,573 of 9,431 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,116,067.

Check my address (free) →Osceola County guide

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

9,431

Homes in ZIP

2,573

Flagged as overassessed

27.3%

$50,437

Avg overage / home

$269,314

Typical value

~$156/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 34769

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
1XXX ORANGE AVE	1,593	1936	$928,800	$248,508	$680,292	273.8%	$5,851
2XXX MICHIGAN AVE	6,333	1969	$1,366,100	$987,948	$378,152	38.3%	$3,252
3XX E 13TH ST	644	1956	$397,900	$100,464	$297,436	296.1%	$2,558
3XXX S INDIANA AVE	6,229	2022	$1,264,200	$971,724	$292,476	30.1%	$2,515
4XXX OLD CANOE CREEK RD	1,361	1954	$503,900	$212,316	$291,584	137.3%	$2,508
3XXX MICHIGAN AVE	3,063	2023	$735,300	$477,828	$257,472	53.9%	$2,214
6XX E 19TH ST	2,630	2022	$641,600	$410,280	$231,320	56.4%	$1,989
3XXX S INDIANA AVE	3,197	2024	$707,000	$498,732	$208,268	41.8%	$1,791
3XXX MICHIGAN AVE	2,591	2016	$605,500	$404,196	$201,304	49.8%	$1,731
3XXX S INDIANA AVE	1,826	1993	$481,400	$284,856	$196,544	69%	$1,690
3XXX S DELAWARE AVE	1,956	2002	$501,100	$305,136	$195,964	64.2%	$1,685
9XX FERTIC RD	2,136	2019	$524,600	$333,216	$191,384	57.4%	$1,646
1XXX ALABAMA AVE	1,678	1955	$448,400	$261,768	$186,632	71.3%	$1,605
3XXX S DELAWARE AVE	3,307	2000	$694,600	$515,892	$178,708	34.6%	$1,537
1XXX OREGON AVE	3,210	2023	$674,200	$500,760	$173,440	34.6%	$1,492
3XXX S INDIANA AVE	1,680	1981	$435,400	$262,080	$173,320	66.1%	$1,491
1XXX LAKESHORE BLVD	4,230	2015	$823,300	$659,880	$163,420	24.8%	$1,405
1XXX EASTERN AVE	2,915	2017	$613,800	$454,740	$159,060	35%	$1,368
2XXX EASTERN AVE	3,368	2000	$683,100	$525,408	$157,692	30%	$1,356
2XXX MISSOURI AVE	1,403	2000	$375,100	$218,868	$156,232	71.4%	$1,344
3XXX S INDIANA AVE	2,760	1991	$586,700	$430,560	$156,140	36.3%	$1,343
5XX ROBINSON AVE	804	2018	$281,500	$125,424	$156,076	124.4%	$1,342
2XXX MISSOURI AVE	1,808	1920	$433,100	$282,048	$151,052	53.6%	$1,299
4XX W NEW NOLTE RD	1,972	1988	$458,600	$307,632	$150,968	49.1%	$1,298
3XXX S INDIANA AVE	4,497	2004	$849,600	$701,532	$148,068	21.1%	$1,273

Data: FL DOR 2025 Final NAL roll, Osceola County, ZIP 34769. 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.

Check my address →