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 34788 are overassessed?

36.1% of homes in Leesburg ZIP 34788 (2,260 of 6,266 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 Leesburg ZIP 34788?

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 · Leesburg

ZIP 34788 property tax overassessment report

36.1% of homes in Leesburg ZIP 34788 (2,260 of 6,266 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $1,498,130.

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

6,266

Homes in ZIP

2,260

Flagged as overassessed

36.1%

$77,080

Avg overage / home

$233,060

Typical value

~$144/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 34788

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
3XXXX RYAN DR	5,760	1987	$3,462,185	$829,440	$2,632,745	317.4%	$22,642
3XXXX RYAN DR	5,760	1986	$3,389,540	$829,440	$2,560,100	308.7%	$22,017
7XXX TREASURE ISLAND RD	10,008	2021	$2,756,175	$1,441,152	$1,315,023	91.2%	$11,309
3XXXX EMERALDA ISLAND RD	6,708	2008	$2,024,999	$965,952	$1,059,047	109.6%	$9,108
1XXXX N EM EN EL GROVE RD	4,180	1999	$1,523,222	$601,920	$921,302	153.1%	$7,923
4XXXX CR 452	6,080	2023	$1,705,751	$875,520	$830,231	94.8%	$7,140
7XXX TREASURE ISLAND RD	3,788	2006	$1,200,090	$545,472	$654,618	120%	$5,630
3XXXX HARBOR SHORES RD	3,642	2018	$1,094,788	$524,448	$570,340	108.8%	$4,905
3XXXX N TREASURE ISLAND AVE	1,876	1953	$838,870	$270,144	$568,726	210.5%	$4,891
9XXX SILVER LAKE DR	4,050	1960	$1,118,535	$583,200	$535,335	91.8%	$4,604
1XXXX N EM EN EL GROVE RD	1,144	2007	$695,670	$164,736	$530,934	322.3%	$4,566
4XXXX EMERALDA ISL RD	1,000	1981	$650,845	$144,000	$506,845	352%	$4,359
1XXXX OCKLAWAHA DR	512	1957	$579,697	$73,728	$505,969	686.3%	$4,351
3XXXX SHADY ACRES RD	425	1950	$563,015	$61,200	$501,815	820%	$4,316
1XXXX LITTLE HORSE DR	2,720	2023	$881,031	$391,680	$489,351	124.9%	$4,208
3XXXX LINDA LN	1,312	1980	$671,967	$188,928	$483,039	255.7%	$4,154
1XXXX MARTIN DR	1,104	1990	$602,327	$158,976	$443,351	278.9%	$3,813
4XXXX BRIDLE PATH LN	1,542	1980	$641,054	$222,048	$419,006	188.7%	$3,603
8XXX COUNTY ROAD 44	2,385	1948	$762,176	$343,440	$418,736	121.9%	$3,601
3XXXX YALE CIR	3,926	1974	$976,892	$565,344	$411,548	72.8%	$3,539
1XXXX EMERALD AVE	924	1985	$531,161	$133,056	$398,105	299.2%	$3,424
8XXX TREASURE ISLAND RD	5,676	2002	$1,215,358	$817,344	$398,014	48.7%	$3,423
4XXXX JIM SCOTTS RD	2,112	2003	$698,201	$304,128	$394,073	129.6%	$3,389
1XXXX VIRGINIA DR	3,290	2004	$835,042	$473,760	$361,282	76.3%	$3,107
7XXX TREASURE ISLAND DR	1,960	2001	$635,435	$282,240	$353,195	125.1%	$3,037

Data: FL DOR 2025 Final NAL roll, Lake County, ZIP 34788. 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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