How to Appeal Your Property Tax Assessment

A practical guide to challenging your assessment and potentially lowering your property tax bill.

Should You Appeal?

Before starting the appeal process, determine if you have a case. You likely have grounds to appeal if:

Your assessed value is higher than comparable homes in your area
Your property has defects or issues not reflected in the assessment (foundation problems, outdated systems)
The assessment contains errors (wrong square footage, extra bedroom counted, incorrect lot size)
Home values in your area have declined since the last assessment

Studies suggest 30-60% of properties are over-assessed, and about 50% of homeowners who appeal see a reduction.

Step 1: Get Your Assessment Notice

Your county assessor sends an annual notice showing your property's assessed value. Review it carefully for errors in:

Square footage (most common error)
Number of bedrooms and bathrooms
Lot size
Year built
Property class (residential vs. commercial)

Step 2: Research Comparable Sales

Find 3-5 recent sales of comparable homes in your area. "Comparable" means similar size, age, condition, and location. You can find this data through:

Your county assessor's website (many have online property records)
Real estate websites (Zillow, Redfin, Realtor.com sold listings)
Your local MLS (ask a real estate agent)

If comparable homes sold for less than your assessed value, that's strong evidence for a reduction.

Step 3: File Your Appeal

Most counties have a specific window for appeals (typically 30-90 days after receiving your assessment notice). The process usually involves:

Filing a form with your county assessor or Board of Equalization
Paying a small filing fee (usually $25-$50, often refunded if you win)
Submitting your evidence (comparable sales, photos, inspection reports)

Important: Do not miss the deadline. Late appeals are almost never accepted.

Step 4: Present Your Case

You may have an informal review with the assessor first (recommended — many cases are resolved here). If not resolved, you'll present to a review board. Tips:

Be organized: Bring copies of all evidence for each board member
Be specific: Focus on comparable sales and factual errors
Be professional: Emotional arguments about affordability are less effective than data
Know your number: State what you believe the correct assessed value should be

Common Exemptions to Check

Before appealing, make sure you're receiving all exemptions you qualify for:

Homestead exemption: Available in most states for your primary residence
Senior citizen exemption: Age-based reductions (usually 65+)
Veteran exemption: For qualifying military service
Disability exemption: For qualifying disabilities
Agricultural exemption: For qualifying farm or ranch land