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 34771 are overassessed?

21.2% of homes in Saint Cloud ZIP 34771 (3,235 of 15,232 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 34771?

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 34771 property tax overassessment report

21.2% of homes in Saint Cloud ZIP 34771 (3,235 of 15,232 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $2,500,643.

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

15,232

Homes in ZIP

3,235

Flagged as overassessed

21.2%

$89,883

Avg overage / home

$391,586

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 34771

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 N NARCOOSSEE RD	2,060	1975	$4,157,900	$321,360	$3,836,540	1193.8%	$32,994
1XXX PINE GROVE RD	12,761	2007	$3,553,900	$1,990,716	$1,563,184	78.5%	$13,443
5XXX E IRLO BRONSON MEMORIAL HWY	1,248	1952	$1,721,200	$194,688	$1,526,512	784.1%	$13,128
1XXX PINE GROVE RD	2,622	1986	$1,571,400	$409,032	$1,162,368	284.2%	$9,996
1XXX OAK SHORE DR	4,263	2003	$1,319,300	$665,028	$654,272	98.4%	$5,627
2XXX ZUNI RD	7,904	2017	$1,765,900	$1,233,024	$532,876	43.2%	$4,583
2XXX ABSHER RD	1,056	1996	$642,000	$164,736	$477,264	289.7%	$4,104
1XXX TILESTON RD	1,240	1916	$663,500	$193,440	$470,060	243%	$4,043
1XXX S NARCOOSSEE RD	1,505	1955	$702,000	$234,780	$467,220	199%	$4,018
5XXX MOORE ST	6,014	2022	$1,399,800	$938,184	$461,616	49.2%	$3,970
3XXX WHISPER WIND DR	6,897	2024	$1,513,100	$1,075,932	$437,168	40.6%	$3,760
3XXX WHISPER WIND DR	5,641	2018	$1,309,400	$879,996	$429,404	48.8%	$3,693
2XXX ELDORADO CT	5,331	2008	$1,253,000	$831,636	$421,364	50.7%	$3,624
1XXX S LAKE AVE	2,106	1980	$725,200	$328,536	$396,664	120.7%	$3,411
5XXX WATERSIDE VISTA LN	6,251	2016	$1,361,300	$975,156	$386,144	39.6%	$3,321
2XXX ELDORADO CT	4,685	2022	$1,104,800	$730,860	$373,940	51.2%	$3,216
5XXX CARSON ST	8,298	2024	$1,664,400	$1,294,488	$369,912	28.6%	$3,181
6XXX ALLIGATOR LAKE SHORE W	3,732	2000	$951,300	$582,192	$369,108	63.4%	$3,174
5XXX MILL STREAM DR	4,459	2016	$1,052,400	$695,604	$356,796	51.3%	$3,068
5XXX MOORE ST	4,083	2022	$993,100	$636,948	$356,152	55.9%	$3,063
1XXX CANOPY OAKS CT	4,382	2020	$1,035,500	$683,592	$351,908	51.5%	$3,026
1XXX CANOPY OAKS CT	5,390	2024	$1,192,500	$840,840	$351,660	41.8%	$3,024
5XXX JACK BRACK RD	6,989	2017	$1,439,800	$1,090,284	$349,516	32.1%	$3,006
6XXX WATERFIELD WAY	4,078	2022	$981,800	$636,168	$345,632	54.3%	$2,972
5XXX MOORE ST	4,226	2022	$1,003,700	$659,256	$344,444	52.2%	$2,962

Data: FL DOR 2025 Final NAL roll, Osceola County, ZIP 34771. 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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