If your property-tax bill jumped or feels too high, you may be able to lower it by appealing the assessed value — and a meaningful share of appeals succeed, often because the assessor’s records are simply wrong.
Disclaimer. This is general information, not legal or tax advice. Deadlines and procedures vary by county and state — confirm the specifics with your county assessor or board of review.
Step 1: understand what you’re appealing
You are challenging the assessed value, not the tax rate (you can’t appeal the mill rate). The argument is: my home’s assessed value is higher than its true market value. Read how property taxes are calculated first so you know which number to attack.
Step 2: check your assessment and the deadline
- Pull your assessment notice and your property’s record card from the assessor’s website.
- Note the appeal deadline — often just 30–90 days after notices go out. This is the most common reason appeals fail: people miss the window.
Step 3: look for errors and over-valuation
| What to check | Why it matters |
|---|---|
| Square footage, bedrooms, bathrooms | Overstated size inflates value |
| Lot size, finished basement | Common record errors |
| Condition / needed repairs | Reduces market value |
| Recent comparable sales nearby | Direct evidence of true value |
| Your effective rate vs the county median | A flag that you may be over-assessed |
Step 4: gather evidence
The single strongest piece of evidence is 3–5 comparable sales (“comps”) — similar homes in your area that sold recently for less than your assessed value. An independent appraisal carries weight too, as do photos of defects.
Step 5: file and present
File the appeal form (online or by mail) before the deadline. Many jurisdictions start with an informal review with the assessor, then a formal hearing before a board of review or equalization. Be concise: present your comps, your evidence of errors, and the value you believe is correct.
Step 6: escalate if needed
If the local board denies you, most states allow escalation to a state tax board or court. Weigh the potential savings against the time and any fees.
After the appeal
A successful appeal lowers your assessed value, so the savings compound year after year. Recheck your county’s median effective rate annually, and use the estimator to see how a lower assessment changes your bill. Also confirm you’re claiming every exemption you qualify for — that’s often an easier win than an appeal.