How to review your property tax assessment, gather evidence, and file a formal appeal to reduce your property tax bill through the local appeals process.
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Review Your Assessment
Obtain your property assessment notice from the county assessor's office
Assessment notices are mailed annually, typically 2-4 months before the tax payment deadline. If you missed yours, most county assessor websites let you look up your property by address or parcel number.
Note the assessed value, assessment date, and appeal deadline
Check if the assessment reflects the correct property class (residential, commercial, etc.)
Verify the property details on the assessment card are accurate
Assessors frequently have wrong square footage, bedroom counts, or lot sizes. An extra 200 square feet of living space on paper could inflate your assessment by $15,000-$30,000.
Compare your assessed value to your home's fair market value
In most states, the assessed value should not exceed fair market value. If your assessment is $400,000 but similar homes sell for $350,000, you have strong grounds for an appeal.
Check if you qualify for any exemptions you haven't applied for
Homestead exemptions reduce assessed value by $25,000-$75,000 in most states. Senior, veteran, and disability exemptions offer additional reductions. These require a one-time application.
Gather Comparable Sales Evidence
Pull 5-10 comparable sales from the past 6-12 months within 1 mile
Focus on homes with similar square footage (within 10%), same bedroom/bathroom count, and comparable lot size. County records and real estate listing sites both provide recent sale prices.
Record the sale price, sale date, square footage, and lot size for each comp
Note any condition differences that explain price variations
Calculate the average price per square foot from your comparable sales
If your comps average $180/sq ft and your home is 1,800 sq ft, a fair value estimate is $324,000. If the assessor has you at $375,000, that's a $51,000 discrepancy worth appealing.
Document any property defects that reduce your home's value
Foundation cracks, outdated electrical, flood zone location, busy road proximity—all reduce value. Take photos and get repair estimates where possible. A $20,000 foundation issue directly supports a lower valuation.
Filing the Appeal
Confirm the appeal deadline and file before it passes
Deadlines are strict and vary by jurisdiction—typically 30-90 days after the assessment notice is mailed. Missing the deadline by even one day forfeits your right to appeal for the entire tax year.
Complete the appeal form from your county assessor or board of review
Most counties offer the form online as a downloadable PDF. Filing fees range from $0 to $50. Some jurisdictions allow online submission; others require physical delivery or mail.
Attach your comparable sales data, photos, and any supporting documents
Organize evidence clearly—create a one-page summary sheet with your comps in a table format. Assessors review hundreds of appeals; a well-organized submission stands out and is easier to rule in your favor.
Request an informal review before the formal hearing if available
About 50% of appeals are resolved at the informal review stage without a formal hearing. This saves you the time of preparing testimony. Many counties schedule these within 2-4 weeks of filing.
The Hearing Process
Prepare a 5-minute presentation of your case
Hearing boards hear 20-40 cases per session. Keep your argument focused: state your assessed value, present your comps, and state what you believe the correct value should be. Emotional arguments don't work.
Bring printed copies of all evidence for the review board
Bring 3-4 copies of your evidence packet—one for you, one for the board, and extras for the assessor's representative. Boards that require digital submission will specify the format in advance.
Present comparable sales as your primary argument
Recent sales data is the strongest evidence in a tax appeal. Assessments based on cost or income approach are secondary. The board wants to see what similar homes actually sold for, not what they're listed for.
Receive and review the board's decision in writing
Decisions arrive by mail within 2-8 weeks. If you win, your new assessed value takes effect for the current tax year. If you lose, most states allow a second-level appeal to a state board or tax court within 30 days.
Professional Appraiser Option
Consider hiring a professional appraiser for complex cases
A professional appraisal costs $300-$500 for a single-family home. It's worth the expense when your potential savings exceed $1,000/year or when your property has unusual features that are hard to value with simple comps.
Alternatively, hire a property tax appeal firm on contingency
Tax appeal firms charge 25-40% of the first year's tax savings, paid only if they win. On a $2,000 annual reduction, their fee would be $500-$800. No reduction means no fee.
Set a reminder to review next year's assessment when it arrives
A successful appeal doesn't guarantee lower assessments in future years. Reassessments happen annually or biannually depending on your state. Set a calendar reminder for 30 days before next year's appeal deadline.
Frequently Asked Questions
How often can I appeal my property tax assessment?
Most counties allow one appeal per assessment cycle, which is annual in some jurisdictions and biennial in others. The appeal window is typically 30-90 days after you receive your assessment notice — miss this deadline and you waive your right to challenge until the next cycle. Approximately 40-60% of homeowners who file formal appeals receive some reduction, yet fewer than 5% of property owners ever challenge their assessment.
How much can I save by appealing my property taxes?
Successful appeals reduce assessed values by an average of 10-15%, which translates to $500-$3,000 per year in tax savings depending on your home value and local tax rate. On a home assessed at $400,000 with a 1.5% tax rate, a 10% reduction saves $600 annually — compounding year over year until the next reassessment. Professional property tax appeal services charge 25-40% of first-year savings with a no-reduction/no-fee guarantee, making them risk-free to try.
What evidence do I need for a property tax appeal?
The strongest evidence is 3-5 comparable home sales ("comps") within half a mile of your property that sold for less than your assessed value in the 6-12 months before the assessment date. Photos documenting deferred maintenance, outdated systems, or negative locational factors (proximity to a highway, commercial property, or power lines) support a lower valuation. An independent appraisal ($300-$500) carries significant weight with appeal boards but is not required for an informal review — start with comps and only commission an appraisal if the informal appeal is denied.
Can appealing my property taxes backfire and raise my assessment?
In most states, the assessor cannot raise your value as a result of your appeal — the worst outcome is maintaining the current assessment. However, filing an appeal can trigger the assessor to visit and re-inspect the property, and if they discover unpermitted additions, finished basement square footage, or improvements not in their records, the assessment could increase on the next cycle. Check your county's property card for accuracy before filing — if it already undercounts your square footage or misses your new deck, let sleeping dogs lie.