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Grove Resort owners: lower your 2026 property tax.

We think the county's 2026 values on Grove units are too high, and we appeal them for you. You pay only if we win.

Sign up your unit →

5 minutes. Sign up by Saturday, September 12 — sign today. Notarize by Wednesday, September 16 — closed.

Aerial view of The Grove Resort, its condominium buildings and lakefront, Winter Garden, Florida

Why there's a case

The county's 2026 values don't reflect this year's lower sale prices at the Grove, or Building 4's closure. That gap is what we appeal.

What you might save

Potential first-year savings, before our fees $500–$1,900+

For most Grove units at the county's 2026 values. You'll see the number for your unit in the signup form, before you sign.

The Grove Resort's condominium buildings seen from the Lake Austin pier at dusk

From sign-up to decision

01

Sign up online — 5 minutes.

Your address is already filled in. Add your unit number and sign online for the properties in this signup by Saturday, September 12.

02

Notarize on a 10-minute video call.

Florida needs one document notarized before we can file. Notarize by Wednesday, September 16 — we schedule the call with you from Sunday, September 13. A passport works from abroad.

03

File with Orange County.

We file your petition with the Value Adjustment Board by September 18, 2026 and advance the county's filing fee. From here, the work is ours.

04

Build the case for your unit.

We pull the county's file on your unit, test its 2026 value against comparable sales and the market data we pay for, and assemble the evidence packet the board requires.

05

Negotiate with the Property Appraiser.

Before any hearing, we take the case to the Property Appraiser's office, where an appeal can be settled without one.

06

Appear at the hearing, for you.

If it goes to a hearing, we present the evidence to the board's special magistrate. You don't need to be there — the notarized form lets us appear for you. A decision comes by spring 2027; if your value drops, so does your tax.

Your part is the first two steps. Everything after is ours.

What you pay, and when

  1. Nothing now, and nothing if we don't win.
  2. When you sign up, save a card from any country, or a US bank account. That's autopay, and it earns a credit of 2% of our fee — for every $100 we charge, you pay $98.
  3. If we win, the county lowers your 2026 value, and your tax with it.
  4. Then we charge the card or account on file: 35% of your first year's savings, plus the county filing fee and notary at cost, about $105. Nothing on file? We email you the bill, due in 30 days. Everything is in US dollars.
Sign up your unit →

On a Grove Resort board?

We can file for your whole building with one board resolution and no owner signatures.

Book a 15-minute call

Questions

What happens after this year's appeal?
Free assessment monitoring continues every year until you cancel; you don't need to sign up again. We pursue another appeal when we determine there's a case worth filing. We notify you first and arrange any new owner authorization, signature, or notarization your state or county requires before filing.
Why can't I just do this myself?
You can — anyone can file with the county. What takes the work is building the case, presenting it at the hearing, and following up with the county afterwards, on Florida's schedule and in person. We do all of it, and you pay only if it works.
I'm outside the US
That is fine and common here. A passport works for the video notarization, and everything else is online.
I live outside the US. How do I pay?
With any credit or debit card, from any country — we bill in US dollars and your bank converts. A US bank account works too. That's all: no wires, no transfers.
Does the county have my current address?
Worth checking. County notices go to the mailing address on your tax bill, so a stale one can cost you the result. It's the Property Appraiser's office that holds it, and changing it means a paper form — tell us during signup and we'll help you get it updated.
I own more than one unit — or other property
Add every unit in one signup. If you also own other property in Florida, California, or Georgia — a house, a rental, a commercial building — add it in the same signup. One signature covers the agreements in this signup; we arrange any additional filing authorization required.
My unit is in an LLC
That is fine and common here. You sign as the person authorized to act for the LLC, and the appeal is filed in the name the county has on the unit.
Do I need documents?
No. We collect what the county needs.
Does this touch my HOA dues or CDD?
No — property tax line only.

Keep paying your tax bill as usual — Florida requires the tax on your unit to be paid for the appeal to be decided, and paying the November bill covers it.

Sign up your unit.

Five minutes now, a 10-minute video notarization by Wednesday, September 16, and we take it from there. Sign up by Saturday, September 12.

Sign up your unit → Book a 15-minute call
Emailinfo@castellan.so

Questions? Reply to any email from us.

Castellan is a property-tax appeal service. Stephen Fong, founder.