Despite falling housing prices, many local governments have not adjusted property valuations for tax purposes. The result is that some homes still carry assessments based on market peaks, while incomes and local job markets remain stagnant.
What can you do to ease financial stress? Appeal. Your home is often the largest asset you own, so it’s important to monitor its assessed value and nearby properties that influence it.
The property tax appeal process helps you stay informed and correct discrepancies when a reassessment seems incorrect. A successful appeal can save hundreds or thousands of dollars — provided the local taxing authority doesn’t offset savings with a rate increase.
It’s your responsibility to research during each assessment period. The appeal typically involves checking how the assessor calculated your bill and finding comparable nearby properties with lower assessments.
Most appeal experts recommend including at least five credible comparable property examples in your submission.
The decision to file on your own is personal. Many appeals boards accept filings from homeowners and sometimes favor them, but help is available if you need it. For insurance-related concerns tied to property valuation, consult Property Valuation and Insurance Insights. If you prefer assistance, you can usually find a local lawyer, real estate agent, or financial consultant with appeals experience, or ask your agent.
The first step is obtaining the necessary appeal forms from the assessor’s office or the office website. The assessor can also provide comparable property values for your area.
Appeal tips
- Recalculating - Property taxes are based on a percentage of assessed value multiplied by the local tax rate. Recalculate your bill and confirm the property description is correct; basic errors (incorrect room counts, square footage, or features) are common.
- Renovation - Some renovations raise market value and the assessment, while non-habitable or seasonal additions may not be treated as full living space for taxation.
- Circumstances - Document special circumstances that lower market value, such as nearby construction nuisances, unrepaired roof leaks, or storm damage you cannot afford to fix.
- Deadlines - Appeals have filing deadlines that vary by jurisdiction; the assessor’s office posts these and they may be listed in local publications.
- Preparation - Gather sales data, photos, and documents; review prior appeal results and rehearse your presentation so you can explain discrepancies clearly and concisely.
- Help - If you hire help, check credentials and fees before signing. For additional guidance on valuation and risk, see Property Valuation and Risk Management in Real Estate.
- Quitting - The process can be tedious, but successful appeals can correct unequal taxation and produce meaningful savings.
Frequently Asked Questions
How soon should I file an appeal after receiving an assessment?
Filing deadlines vary by location, so contact your local assessor’s office promptly and file before the posted deadline.
What evidence improves the chances of a successful appeal?
Useful evidence includes comparable property assessments and sales, photos of defects, and documentation of assessor errors or incorrect property details.
Do I need a lawyer or agent to appeal?
Many homeowners handle appeals themselves successfully; consider professional help if the case is complex or you prefer representation.