Quick Answer: If you believe your property tax assessment is too high, you have the right to appeal it and potentially lower your tax bill. The process begins by reviewing how your assessment was calculated, checking for errors or inaccuracies, and comparing your home to similar properties in your area. From there, you’ll gather evidence—such as sales data, property records, or appraisal information—and submit your appeal according to your local deadlines and requirements. With proper preparation, many homeowners successfully reduce their assessed value and save money on their annual property taxes.
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How Do You Appeal Your Property Taxes
“Being able to admit you’re wrong is important, but so is standing up for yourself when you’re right.” – American author Suzy Kassem.
How do you appeal your property taxes is a question many homeowners face, and if you think your property tax assessment is incorrect, you owe it to yourself and your wallet to file that appeal, as a successful appeal can keep hard-earned dollars in your pocket. While appealing your property tax assessment may seem challenging, with proper preparation and guidance, you can potentially achieve a fairer valuation and significant savings. So let’s get you prepped! Here’s How to Appeal a Property Tax Assessment: A Step-by-Step Guide.
How Do You Appeal Your Property Taxes: Understanding the Process
The appeal process begins by reviewing your assessment notice, researching comparable properties, and identifying any discrepancies that could indicate an unfair valuation. From there, you’ll gather documentation, follow your local filing deadlines, and prepare for a brief hearing where you’ll present your case. Each jurisdiction may have slightly different rules, but the core steps—research, evidence, and timely submission—remain the same.
How Do You Appeal Your Property Taxes: What Homeowners Need to Know
Most appeals are won not by arguing, but by presenting clear, factual evidence that your property is over-assessed compared to similar homes. Knowing the common reasons for appeals, such as miscalculated square footage, incorrect property details, or inequitable assessments, helps you build a strong case. With the right preparation, many homeowners successfully reduce their assessed value and secure meaningful savings.
1. Know How Your Property Tax is Calculated
Your property tax is calculated by multiplying your home’s assessed value by the local tax rate. While higher property assessments generally lead to increased taxes, the impact can be mitigated by slower home price appreciation. Additionally, local tax rates can influence your bill, so if your municipality lowers rates, you might see a decrease or a smaller increase in your property taxes. Some jurisdictions assess property value at a percentage rate of market value; if you get the same treatment as everyone else, an appeal based on value alone wouldn’t apply. Most homeowners receive property tax assessment notices at the beginning of the year (some exceptions include Florida, below).
2. Understand the Common Reasons for Appealing Your Property Tax Assessment
Here are the most common reasons why American taxpayers file a property tax assessment appeal:
- The assessed value of the property is believed to be higher than its fair market value.
- Property description discrepancies. This can happen if your property’s record card shows incorrect or outdated information, like the wrong square footage or number of bedrooms or bathrooms; in some cases, the assessor may correct the error without an appeal.
- Inequitable assessment. This occurs when your property is assessed higher than similar properties in your area.
- Recent improvements. If you’ve significantly improved your property in the last few months, the assessment may not accurately reflect the increased value.
- Purchasing a property below assessed value. If you paid less than the assessed value for your property, you may have grounds for a successful tax appeal.
- Calculation errors or misinformation. This could happen if the assessor made calculation errors or used inaccurate data.
- Exemptions or abatements. Your property may be entitled to exemptions that were not properly applied.
It’s important to note that the ownness is on you to prove that the assessed value is wrong, and the reasons outlined for filing a property tax appeal can vary by local laws and regulations. Another important FYI: some municipalities have revenue-neutral property tax assessments, meaning that even though your property tax assessment is higher, this doesn’t necessarily mean your tax bill will increase.
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4. Do Your Homework and Be Informed About the Appeal Process
When you make your in-person property tax assessment appeal, you’ll only have about 15 minutes to present the facts so you need to be prepared. Your homework before attending the appeals board hearing should include:
- Checking the accuracy of your assessment, including calculations and your property description
- Ensuring that all eligible property tax deductions and exemptions were applied, such as credits based on income, or status as a disabled person, veteran, or senior (varies by state). Note: tax breaks and rebates aren’t automatic, you’ll need to apply and provide proof of eligibility
- Identifying at least 5 comparable properties in your neighborhood
- Making adjustments for the differences between any of these properties and yours. Check neighborhood property cards to compare general home features
- Comparing your property’s assessment to recently sold homes similar to yours on realtor websites
- Establishing that your assessment is truly unfair, and if so, trying to make an informal appeal to the assessor first, and if unsuccessful, filing an appeal
- Knowing the deadlines and legal requirements for filing an appeal
- Talking to experts who can offer advice or assistance, along with considering the services of a nationally certified appraiser. Be wary of law firms and other services, as they’re likely to take a large percentage of any property tax savings you’re entitled to
- Having a written summary of your case, including the evidence you’ve gathered on comparable properties, sales data, photos, and appraisals
- Attending a property tax appeals board hearing before your hearing to learn what to expect during the appeals process
Remember to keep calm and be professional when presenting your facts during the appeal. It’s a good idea to rehearse your presentation a few times and get a critique from family members or friends to ensure it’s straight to the point.
5. Be Prepared for the Results of Your Property Tax Assessment Appeal
There can be 3 outcomes from your appeal:
- Your property tax assessment appeal is denied and remains as is
- You win the appeal and your tax bill is lowered by hundreds or perhaps thousands of dollars
- You lose the appeal and your property tax assessment goes up due to previously undisclosed details you shared during the appeals process, such as a finished basement or a swimming pool that didn’t appear on the assessment beforehand
6. Information for Property Tax Appeals in Florida
Florida property owners get a heads-up pre-tax notice every August, known as a Truth in Millage notice, or TRIM for short. This allows time to examine the estimated property value and file an appeal, if necessary. Similar to the above, the appeals process will involve:
- Informally discussing your issues with the county’s property appraiser’s office to see if blatant errors can be corrected without an appeal
- Filing a petition with the county’s Value Adjustment Board (VAB); the general deadline for filing is mid-September and there is a nominal fee required
- Gathering all of your information and attending a VAB hearing
- Filing an appeal with the Florida Circuit Court or the Florida Department of Revenue if the VAB’s decision isn’t in your favor
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FAQ
How do you challenge a property tax assessment?
To challenge a property tax assessment, start by reviewing your assessment notice for errors or inaccuracies, then compare your home’s value and features to similar properties in your area. If you find discrepancies, gather supporting evidence—such as recent sales data, property records, or photos—and follow your local jurisdiction’s appeal process, which typically includes submitting a formal appeal and presenting your case at a hearing.
How do you win a tax assessment appeal?
Winning a tax assessment appeal comes down to presenting clear, factual evidence that your home has been over-assessed. Strong appeals focus on measurable details—incorrect square footage, outdated property information, inequitable assessments compared to similar homes, or market data supporting a lower value. Staying organized, meeting deadlines, and presenting a concise, fact-based argument greatly increase your chances of success.
How do you find comparable properties for a tax appeal?
Comparable properties (“comps”) are similar homes in your area that help demonstrate whether your assessment is fair. You can search public property records, real estate sites, or county databases to find homes with similar size, age, features, and location. propRtax® makes this much easier by automatically identifying comparable properties for you, ensuring you have accurate, relevant comps to support your appeal.
What is the best evidence to protest property taxes?
The strongest evidence includes recent sales of comparable homes, proof of incorrect property details, photos documenting condition differences, and market data showing a valuation discrepancy. Appraisals and property record cards can also strengthen your case. propRtax® generates a complete, ready-to-use document for you to bring to your tax assessor’s office, including all required information and the supporting data needed to file a credible, well-organized appeal.
When can you appeal your property taxes?
The appeal window varies by state and county, but most jurisdictions allow appeals shortly after assessment notices are mailed—typically once a year. Some areas have strict deadlines of 30–90 days, while others offer longer review periods. It’s important to check your local rules to ensure you file within the designated timeframe to preserve your right to appeal.