How to Appeal Your Property Tax Assessment and Win

Why You Should Consider an Appeal

Here's a statistic that should get your attention: 30-50% of property tax appeals are successful. Yet only about 5% of homeowners ever file one.

If your assessment seems high, you have nothing to lose by appealing—and potentially hundreds or thousands per year to gain.

Understanding Property Tax Assessment

How It Works

Your property tax = Assessed Value × Tax Rate

The assessed value is what the county thinks your property is worth. This is what you can appeal.

Common Reasons for Over-Assessment

• Inaccurate property data - Wrong square footage, bedroom count, lot size
• Market decline - Values dropped but assessment didn't
• Unequal assessment - Similar homes assessed lower
• Property condition - Issues not reflected in value
• Neighborhood changes - Declining area, increased noise, etc.

Step 1: Get Your Assessment Details

Request These Documents

Property record card - All data the assessor has on file

Assessment notice - Your current valuation

Comparable sales data - What similar homes sold for

Assessment methodology - How they calculated your value

Check for Errors

Common mistakes to look for:

Finding even one error can be grounds for a successful appeal.

Step 2: Gather Your Evidence

Comparable Sales (Most Important)

Find 3-5 similar properties that sold recently for less than your assessed value.

"Similar" means:

• Same neighborhood or nearby
• Similar size (within 10-20%)
• Similar age and style
• Sold within last 6-12 months

Where to find comps:

• Zillow, Redfin, Realtor.com
• County assessor's website
• Local MLS (ask a realtor friend)

Property Condition Evidence

Document any issues affecting value:

• Foundation problems
• Roof damage
• Outdated systems (HVAC, plumbing, electrical)
• Environmental issues (flooding, noise, contamination)
• Needed repairs

Get written estimates for repair costs.

Unequal Assessment Evidence

If similar neighboring homes are assessed lower:

• Get their assessment records (public information)
• Create a comparison chart
• Calculate the percentage difference

Step 3: Know Your Deadlines

Typical Timeline

Check your state/county for exact dates. Missing the deadline = waiting another year.

Step 4: File Your Appeal

Informal Review First

Many jurisdictions offer an informal review before the formal process:

"Hello, I'd like to request an informal review of my property assessment. I believe the assessed value of $[X] is higher than market value based on comparable sales in my area. When can I schedule a meeting?"

Bring your evidence. Many cases are resolved here.

Formal Appeal Letter Template

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[Your Name] [Property Address] [Date]

[Assessment Board/Appeals Office] [Address]

RE: Property Tax Assessment Appeal Parcel Number: [Your parcel number] Current Assessed Value: $[Amount] Requested Assessed Value: $[Your target]

Dear Assessment Review Board,

I am formally appealing the assessed value of my property located at [address]. I believe the current assessment of $[X] exceeds the fair market value based on the following evidence:

1. Comparable Sales Analysis

The following similar properties in my area sold for significantly less than my assessed value:

Average comparable sale price: $[Average] My assessed value: $[Current assessment] Difference: [Percentage]% 2. Property Condition Issues

[Describe any condition issues affecting value]

3. Data Corrections Needed

[List any errors in the property record]

Based on this evidence, I request that my assessed value be reduced to $[target amount], which is consistent with comparable sales and reflects the true market value of my property.

I have attached supporting documentation and am available to present this evidence at a hearing.

Sincerely, [Your Name] [Phone] [Email]

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Step 5: Present Your Case

At the Hearing

Dress professionally - First impressions matter. Be organized - Bring copies of everything for the board. Be respectful - These are volunteers or officials doing their job. Stick to facts - Emotion doesn't win appeals; evidence does.

Opening Statement Script

"Thank you for hearing my appeal. I own the property at [address], currently assessed at $[X]. Based on comparable sales in my neighborhood and [other evidence], I believe the fair market value is $[your target]. I have documentation supporting this, which I'd like to present."

Presenting Comparables

"This property at [address] is similar to mine—same neighborhood, similar size at [X] square feet, built in [year]. It sold [X] months ago for $[price], which is [X]% less than my assessment."

Closing Statement

"Based on the evidence I've presented—[summarize key points]—I respectfully request that my assessment be reduced to $[target], which reflects the true market value of my property. Thank you for your consideration."

What If You Lose?

Further Appeals

Most jurisdictions allow additional appeals to:

• County board of equalization
• State tax tribunal
• Courts (as last resort)

Try Again Next Year

Assessments change annually. New evidence next year might succeed.

Consider a Professional

For high-value properties, a property tax consultant or attorney might be worth the cost (typically 25-50% of savings).

State-Specific Notes

High-Success States

Some states have more favorable appeal processes:

• Texas (very active appeal system)
• New Jersey (high success rates)
• Illinois (especially Cook County)

Check Your State's Rules

• Some require paying taxes while appealing
• Some allow you to appeal annually; others every few years
• Deadlines vary significantly

Get Your Custom Appeal Package

Every property and jurisdiction is different. For a personalized property tax appeal with custom comparable analysis and appeal letters:

Generate Your Property Tax Appeal →

Get:

• Comparable property analysis
• Custom appeal letter
• Evidence checklist
• State-specific deadline information

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Property tax appeals require effort but have high success rates. The potential savings compound every year you own your home.