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 32163 are overassessed?

25.1% of homes in The Villages ZIP 32163 (7,061 of 28,117 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 The Villages ZIP 32163?

File Form DR-486 with the Sumter 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.

Sumter County · The Villages

ZIP 32163 property tax overassessment report

25.1% of homes in The Villages ZIP 32163 (7,061 of 28,117 parcels) are assessed more than 10% above what comparable-size homes in the same ZIP typically pay per square foot. Combined annual overpayment: $10,045,642.

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

28,117

Homes in ZIP

7,061

Flagged as overassessed

25.1%

$165,430

Avg overage / home

$453,960

Typical value

~$194/sqft

Your Sumter County deadline

TRIM mailing: Aug 14, 2026 · VAB petition due: Sept 8, 2026

Sumter filing guide →

Top 25 most overassessed homes in 32163

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
3XXX CONSERVATION TRL	4,871	2017	$2,768,027	$944,974	$1,823,053	192.9%	$15,678
3XXX CONSERVATION TRL	5,359	2017	$2,860,589	$1,039,646	$1,820,943	175.2%	$15,660
3XXX CONSERVATION TRL	4,145	2017	$2,485,252	$804,130	$1,681,122	209.1%	$14,458
3XXX CONSERVATION TRL	3,801	2018	$2,323,386	$737,394	$1,585,992	215.1%	$13,640
3XXX CONSERVATION TRL	4,529	2017	$2,454,014	$878,626	$1,575,388	179.3%	$13,548
3XXX CONSERVATION TRL	3,738	2016	$2,259,373	$725,172	$1,534,201	211.6%	$13,194
3XXX CONSERVATION TRL	3,600	2016	$2,189,141	$698,400	$1,490,741	213.5%	$12,820
3XXX CONSERVATION TRL	3,833	2016	$2,150,569	$743,602	$1,406,967	189.2%	$12,100
3XXX CONSERVATION TRL	3,564	2016	$2,089,280	$691,416	$1,397,864	202.2%	$12,022
3XXX CONSERVATION TRL	3,753	2016	$2,062,380	$728,082	$1,334,298	183.3%	$11,475
3XXX CONSERVATION TRL	4,043	2017	$2,072,693	$784,342	$1,288,351	164.3%	$11,080
3XXX CONSERVATION TRL	4,801	2019	$2,189,283	$931,394	$1,257,889	135.1%	$10,818
3XXX CONSERVATION TRL	3,487	2017	$1,897,297	$676,478	$1,220,819	180.5%	$10,499
3XXX CONSERVATION TRL	4,165	2017	$1,960,780	$808,010	$1,152,770	142.7%	$9,914
8XX FAIRCHILD LN	3,915	2016	$1,902,684	$759,510	$1,143,174	150.5%	$9,831
3XXX CONSERVATION TRL	3,336	2018	$1,777,260	$647,184	$1,130,076	174.6%	$9,719
3XXX CONSERVATION TRL	3,628	2017	$1,823,562	$703,832	$1,119,730	159.1%	$9,630
3XXX CONSERVATION TRL	3,370	2019	$1,764,963	$653,780	$1,111,183	170%	$9,556
3XXX CONSERVATION TRL	4,310	2018	$1,945,970	$836,140	$1,109,830	132.7%	$9,545
3XXX CONSERVATION TRL	3,855	2018	$1,818,753	$747,870	$1,070,883	143.2%	$9,210
3XXX CONSERVATION TRL	3,678	2016	$1,782,784	$713,532	$1,069,252	149.9%	$9,196
3XXX CONSERVATION TRL	3,866	2017	$1,800,386	$750,004	$1,050,382	140.1%	$9,033
3XXX CONSERVATION TRL	3,791	2016	$1,779,499	$735,454	$1,044,045	142%	$8,979
3XXX CONSERVATION TRL	3,968	2017	$1,777,870	$769,792	$1,008,078	131%	$8,669
8XX FAIRCHILD LN	3,618	2018	$1,691,597	$701,892	$989,705	141%	$8,511

Data: FL DOR 2025 Final NAL roll, Sumter County, ZIP 32163. 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 SumterCounty's TRIM notice mails this August, you'll have a $49 DR-486 packet ready to file with the VAB.

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