Orange County Property Tax Appeals
Are you over-assessed?

How to appeal your Orange County property taxes

1. Check first (free). Enter your address — we compare the county's assessed value to an independent market estimate from official Orange County sales.
2. Meet the date on your TRIM notice. File Form DR-486 with the Orange County Value Adjustment Board before that printed deadline.
3. File Form DR-486 with the Orange County Value Adjustment Board, online. Your county may charge a filing fee: Florida law permits up to $50 per parcel and the amount is set locally, so confirm it with your VAB clerk. We assemble the completed petition and comparable-sales evidence so you're ready.
4. You sign and file. We're your tool, not your representative — you stay in control, and you keep 100% of your savings (flat fee, never a percentage).

How we calculate an Orange County estimate

Everything below is what produced the number you see — so you, or a hearing officer, can check it rather than take our word for it.

1. Where the values come from. The 2026 Orange County roll as published by the Florida Department of Revenue. Sales carrying DOR qualification code 01, 02 are treated as arm's-length; every other code is excluded and named in the exhibit.
2. How far back the evidence goes. Up to 36 months before the valuation date, plus sales up to 6 months after it. That mirrors the property appraiser, who builds the roll from data extending past January 1 for the same reason. That window is our engineering choice, not a legal rule, so we state it rather than cite one.
3. How comparables are chosen. We take the first rule below that yields enough sales, and the result tells you which one it used — a 12-month same-market-area match and a 36-month ZIP-wide one are not the same confidence:
   1. same market area, 12 months
   2. same market area, 24 months
   3. same market area, 36 months
   4. same ZIP code, matched lot and age
   5. same ZIP code, size only
4. How each sale is adjusted. Florida values as of January 1. Sales are time-adjusted to that date using the county's own price trend, then reduced by the DR-493 cost of sale of 10% — taken from the county's own DR-493 filing — because just value is a net-of-selling-costs figure and a raw sale price is not. Comparing the two without it overstates every case.
5. How a tax saving is worked out. Tax savings use the published Department of Revenue millage for the parcel's own taxing district, split between school and non-school rates because they apply to different taxable bases. The rate, its vintage and its source are printed beside every dollar figure.
6. How far off we might be. The allowance is calibrated, not validated: we fit it on 249 Orange County sales held out of the fitting, and it comes to about a 9% spread between what we predicted and what those properties actually sold for. It is built into whether we tell you a case is worth filing — it is why we decline marginal cases rather than sell them. We do not claim a forward-looking accuracy rate, because we have not measured one we would stand behind.

What we cannot see. The roll records size, age, land and use — not condition. A gut-renovated house and a tired one of the same age and size look identical to us, and neither our estimate nor the comparables can account for the difference. Interior condition, recent work and anything a photograph would show are exactly the evidence you add, and are often what decides a hearing.

Common questions — Orange County