How to Appeal Your Property Tax Assessment

12 August 2025

Let’s be honest—receiving your property tax assessment can feel like a punch to the gut. You open the envelope (or more likely, your inbox), and BAM… your home’s assessed value has skyrocketed. That means a bigger tax bill. But what if that number is just plain wrong? Can you do something about it? Absolutely. Appealing your property tax assessment might sound like a nightmare, but it doesn’t have to be.

This guide walks you through the whole process step by step. Whether you're a first-time homeowner or a seasoned property investor, knowing how to challenge an unfair assessment can save you hundreds—maybe even thousands—each year.

What Is a Property Tax Assessment?

Before we can fight it, let’s understand what it is.

Every year (or depending on your location, every couple of years), your local tax authority checks the value of your property. This value, called the assessed value, is then used to calculate how much you owe in property taxes. That calculation usually looks something like this:

Assessed Value × Tax Rate = Property Taxes

Simple enough, right? But here’s the kicker—the assessed value isn’t always accurate. Mistakes happen. Market changes aren’t always reflected in time. And sometimes, assessors just miss the mark. That’s where your appeal comes in.

Why Property Assessments Get It Wrong

You’d think a government office would get things right 100% of the time. But property assessments are often based on generalizations and outdated data. Let’s break down how it goes sideways:

- Outdated Comparables: Your home might be compared to others that sold a year ago or that have way more upgrades.

- Incorrect Property Details: The assessor might think you’ve got four bedrooms when you only have three, or count an unfinished basement as livable space.

- Market Shifts: Home values change fast, especially in hot markets. If your assessment doesn’t reflect recent downturns, you're paying more than your neighbors.

- Human Error: At the end of the day, someone is punching in the numbers. Mistakes happen.

Step 1: Review Your Assessment Notice

First things first—don’t just file that notice under “boring adult stuff.” Open it up and actually read it.

Here’s what you’re looking for:

- The estimated market value of your home
- The assessment date
- A breakdown of your property details: square footage, lot size, room counts, etc.
- The deadline to challenge the assessment (this one is key)

If anything looks off—even a little—it’s a red flag. Highlight it.

Step 2: Do a Bit of Homework

Appealing isn’t about saying, “I feel like this number is too high.” You’ll need some cold, hard facts.

1. Check the Property Record

Head to your local assessor’s website or office and pull the property record. Look for:

- Incorrect number of bedrooms or bathrooms
- Wrong square footage
- Nonexistent additions
- Misclassified features (like a carport labeled as a garage)

2. Compare Similar Properties (a.k.a. “Comps”)

Just like when you’re buying or selling, comparables matter. Look for:

- Homes in your neighborhood
- Similar size and age
- Similar amenities

If other homes have lower assessed values but are basically the same as yours, that’s ammo for your appeal.

Step 3: Understand the Appeals Process in Your Area

Now, every local government plays by slightly different rules. That means you’ll need to do a little recon.

Look up:

- Where to file your appeal (usually the county’s Board of Review or Board of Equalization)
- The deadline to file
- Whether you can do it online, by mail, or in person
- Any required forms or supporting documents

Some areas even allow informal reviews first—a quick-and-easy way to resolve discrepancies without a full-on hearing. If that’s an option, go for it. You’ve got nothing to lose.

Step 4: Prep Your Argument (and Documents)

This isn’t a courtroom drama, but you still need to be organized and clear. Here's what you should include in your appeal package:

- A copy of your assessment notice
- A letter or form explaining why you believe the assessment is inaccurate
- Evidence like:
- Comparable property assessments
- Recent appraisal reports (if you have one)
- Photos showing flaws or needed repairs that affect value
- A copy of the property record with errors highlighted

Be specific. Avoid vague language like, “I feel this is unfair.” Instead say things like, “Comparable property at 123 Main Street (3 beds, 2 baths, 1,800 sq ft) is assessed at $210,000. My property, with similar specs, is assessed at $260,000.”

See the difference?

Step 5: File the Appeal

Now’s the time to submit your claim. Double-check the deadline—missing it means game over until next year.

When you file, make sure to:

- Include all requested forms
- Attach your evidence and documents
- Follow the submission instructions to the letter

And keep copies of everything. You never know if something will get lost in bureaucracy.

Step 6: Attend the Hearing (If Required)

If your case moves forward to a formal hearing, don’t panic. You don’t need a lawyer (though it helps if big money is involved). Be prepared to:

- Present your case clearly
- Stick to the facts
- Avoid emotional pleas ("I can’t afford this" won’t fly)
- Bring printed copies of your evidence
- Stay calm and professional, even if the board seems skeptical

Think of it like a business meeting. Keep it cool and factual.

Step 7: Await the Verdict

After your hearing or submission, the board will review everything and inform you of their decision. This can take a few weeks or even months, depending on where you live.

Now, there are three possible outcomes:

1. They agree with you and lower your assessment
2. They partially agree and lower it, but not by much
3. They deny the appeal and leave the assessment as-is

If you lose, don’t worry—you may still be able to appeal to a higher authority like a state-level tax court. But weigh the effort and potential reward before jumping in further.

Bonus Tips for a Smoother Appeal

- Act Quickly: Don’t wait until the deadline. The earlier you start, the better prepared you’ll be.
- Be Respectful: Assessor offices get a lot of angry calls. Being courteous can get you further, faster.
- Don’t Rely Only on Online Estimates: Sites like Zillow are good for ballparks, but they’re not official or always accurate.
- Consider Getting an Independent Appraisal: If your home has unique features, a professional appraisal can be your silver bullet.
- Rinse and Repeat: If your appeal is successful, great. But next year, check again. Property values change, and so do assessments.

Should You Hire a Professional?

Not everyone wants to go through this alone. If the potential savings are high (say your property's off by $100,000+), it might be worth hiring a property tax consultant or attorney. Just make sure they're reputable and check how they charge—some work on contingency, taking a cut only if you win.

When It’s Not Worth Appealing

Let’s be real—sometimes your home’s value legitimately went up. If your neighborhood’s booming or you just added a new kitchen, a higher assessment might be accurate. Also, consider:

- The potential savings: If appealing saves you $50 a year, is it worth the time and energy?
- The time crunch: Appeals take effort. If you’re short on time, consider if this is your hill to die on.
- Likelihood of success: If everything looks accurate, you may not have a strong case.

In a Nutshell

Appealing your property tax assessment isn’t just for real estate pros or number crunchers. It’s for any homeowner who wants to pay only what’s fair. Yes, it takes some legwork, but the payoff often justifies the effort. Think of it like spring cleaning for your wallet—tidy up your tax bill and maybe find a little extra cash in the process.

And hey, even if you appeal and nothing changes, at least you’ll know you did your due diligence. That peace of mind? Priceless.