How to appeal your property tax assessment, step by step

Most homeowners never question the value their county puts on their home, even though that value sets their tax for the year. Appeals are free or cheap in most places, they do not raise your value if you lose, and a successful one can lower your bill for years. The hard part is knowing when you have a real case and getting your paperwork in before a deadline that is often only a few weeks away.

Step one: read the notice when it arrives

Counties mail assessment or appraisal notices at different times of year, often in spring. The notice shows the value the county has placed on your home and usually the deadline to appeal. Put that date on your calendar the day the letter arrives. In Texas, for example, the usual deadline is May 15 or 30 days after the notice, whichever is later. Other states give you as little as 30 days from the mailing date.

Step two: decide whether you have a case

There are two kinds of appeal that win.

The first is a value appeal: the county says your home is worth more than it would sell for. You can test this by looking at recent sales of similar homes nearby, ideally within the last six to twelve months, with similar size, age and condition. If several sold for less than your assessed value, you have a case.

The second is an equity appeal: your home is assessed higher than similar homes around you, even if the value is close to the market. Many counties publish assessed values online, so you can look up your neighbors and compare value per square foot.

Also check the facts on your property record. Wrong square footage, an extra bathroom that does not exist, or a finished basement that is really unfinished are common, and correcting them is often the easiest win of all.

Step three: gather evidence

Good evidence is specific and recent:

• Three to five comparable sales, with addresses, sale dates, prices and square footage
• Photos of problems an assessor would not see from the street: foundation cracks, roof damage, an old kitchen, water damage
• Repair estimates from contractors for those problems
• A recent appraisal, if you had one for a purchase or refinance
• A copy of your property record with any errors marked

Keep it short and organized. Reviewers see many appeals and respond well to a clear one-page summary with the evidence attached.

Step four: file and attend the hearing

Most counties now let you file online. Many offer an informal review with an appraiser first, where a lot of cases settle. If you do not agree with the offer, you go to a formal hearing before a review board. Hearings are usually short, ten to fifteen minutes. Present your summary, walk through your best two or three comparable sales, and answer questions calmly.

If you lose, many states allow a further appeal to a state board or court, though most homeowners stop at the local level.

Is it worth hiring someone?

Property tax consultants usually work on a contingency fee, often a third to half of the first year’s savings. For a typical home with a simple case, you can do it yourself in an afternoon. For an unusual property, or if you have no time, a consultant can make sense.

Common questions

Can appealing raise my assessment? In most states the review board can only lower or keep the value you are appealing, but check your state’s rules.

What is the best evidence for an appeal? Recent sales of similar nearby homes that sold for less than your assessed value.

How much can I save? It depends on the reduction and your rate. Cutting $30,000 of value at a 1.5% effective rate saves about $450 a year.

What if I miss the deadline? Usually you must wait until next year, although some states allow late filing for errors in the property record.