When and Why Should You File a Property Tax Assessment Appeal

Property taxes are a significant expense for homeowners and businesses alike. The amount you pay in property taxes is determined by the assessed value of your property, which is typically conducted by local government assessors. Assessments are not always accurate, though; there are situations where property owners may benefit from filing a tax assessment appeal. In this article, we will explore when and why you should consider filing a property tax assessment appeal, as well as provide guidance on navigating the appeals process and gathering evidence to support your case.

Understanding Property Tax Assessments

Before delving into the reasons for filing an assessment appeal, it's essential to understand how property tax assessments work. A property tax assessment is an estimate of the fair market value of a property, which serves as the basis for calculating property taxes owed. Assessments are typically conducted periodically by local government assessors, considering factors such as property size, location, improvements, and recent sales of comparable properties in the area.

Assessors may not always have the most accurate information, however, or may make errors during the assessment process. As a result, property owners might find themselves with an unfairly high assessment and consequently paying more in property taxes than they should. This is where the assessment appeal process becomes crucial.

Signs it's Time to File an Assessment Appeal

There are several signs that indicate it may be time to file a property tax assessment appeal:

  • Significant increase in property taxes. If you notice a sudden and substantial increase in your property tax bill, it could be an indication that your property has been over-assessed. This can occur when assessors fail to consider factors that may have negatively impacted your property's value, such as a decline in the local real estate market or property damage.
  • Market value lower than assessed value. If you believe that the fair market value of your property is lower than its assessed value, it's worth considering an assessment appeal. This can occur if the local real estate market has experienced a downturn or if there have been significant changes in your neighborhood that have negatively impacted property values.
  • Assessment based on inaccurate information. Assessors rely on various data sources to determine property values, including recent sales, property characteristics, and market trends. They may sometimes use inaccurate or outdated information, though, leading to an inflated assessment. If you can provide evidence that the assessor's information is incorrect, it strengthens your case for an appeal.
  • Unequal assessment compared to similar properties. If you discover that your property has been assessed significantly higher than similar properties in your area, it may indicate an error or inequity in the assessment process. Assessments should be conducted fairly and consistently across properties, and disparities could be grounds for an appeal.

Navigating the Appeals Process: Step-by-Step

Once you've identified the need to file a property tax assessment appeal, it's crucial to understand the steps involved in the process. While the specific procedures may vary depending on your jurisdiction, the following general steps can guide you through the appeals process:

  • Review the assessment notice. When your property assessment is issued, you will receive an assessment notice detailing the assessed value of your property and the deadline for filing an appeal. Carefully review this notice and note the appeal deadline to ensure you take the necessary actions within the specified timeframe.
  • Understand the appeal process. Familiarize yourself with the specific procedures and requirements for filing an appeal in your jurisdiction. This information can typically be found on your local government's website or by contacting the relevant tax assessment office. Be aware of any specific forms or documentation that must be submitted along with your appeal.
  • Gather evidence and supporting documentation. To strengthen your case, gather evidence that supports your claim of an inaccurate assessment. This evidence may include recent property appraisals, photographs of property damage, comparable property sales data, and any other relevant documents that demonstrate an inequitable or incorrect assessment.
  • Complete the appeal form. Fill out the appeal form provided by your local tax assessment office accurately and completely. Be sure to include all necessary information, such as your contact details, property address, and the reasons for your appeal. Attach any supporting documentation as required.
  • Submit your appeal. Once you have completed the necessary paperwork, submit your appeal to the appropriate tax assessment office before the deadline specified on your assessment notice. Keep a copy of your appeal and any supporting documents for your records.
  • Attend the appeal hearing. Depending on your jurisdiction, an appeal hearing may be scheduled to present your case in person or through written statements. Be prepared to provide a clear and concise argument supported by the evidence you have gathered. If you have legal representation, they can guide you through the hearing process and present your case effectively.

Gathering Evidence to Support Your Appeal

The success of your property tax assessment appeal heavily relies on the evidence you present to support your case. Here are some key pieces of evidence you should consider gathering:

  • Recent property appraisals. Obtaining a professional appraisal of your property from a certified appraiser can provide an independent assessment of its value. An appraisal report can carry significant weight in demonstrating the disparity between the assessed value and the fair market value of your property.
  • Photographs of property damage. If your property has experienced damage or deterioration that the assessor did not consider, document it with photographs. This evidence can help establish a lower property value and support your claim for a reduced assessment.
  • Comparable property sales data. Collect information on recent sales of comparable properties in your area. This data should include properties of similar size, location, and condition to yours. Comparing the assessed values of these properties with yours can demonstrate inconsistencies or inequities in the assessment process.
  • Property records and tax assessments. Gather any past property tax assessments and records that highlight changes in your property's assessed value over time. This information can help identify trends and support your argument for an incorrect or inequitable assessment.
  • Local market trends and expert opinions. Research local real estate market trends and consult with real estate professionals to gather expert opinions on the value of your property. Their insights can provide additional support for your appeal.

The Role of Comparable Properties in Your Case

Comparable properties, also known as "comps," play a crucial role in property tax assessment appeals. Assessors use comparable properties to determine the fair market value of a property, so presenting information on comparable properties that have been assessed lower than yours can strengthen your case for a reduced assessment.

When identifying comparable properties, look for properties that have similar characteristics to yours, such as location, size, age, condition, and amenities. Recent sales data for these properties should be used to demonstrate a discrepancy between their assessed values and yours. This information can be obtained from public records, real estate agents, or online real estate databases.

Include as many relevant comparable properties as possible to create a strong case. The more data you have to show inconsistencies or inequities in assessments, the better your chances of a successful appeal.

Expert Advice: When to Consult a Property Tax Attorney

While many property owners can navigate the assessment appeal process themselves, there are situations where seeking advice from a property tax attorney is beneficial. Here are some scenarios in which consulting a professional may be advisable:

  • Complex cases. If your case involves complex legal or technical issues, such as zoning regulations, special assessments, or unique property features, a property tax attorney can provide valuable expertise. They can help analyze the intricacies of your situation, navigate the legal process, and present a compelling argument on your behalf.
  • Disputed property values. If you strongly believe that your property has been significantly over-assessed and the evidence you have gathered supports your claim, consulting a property tax attorney can help you build a robust case. Attorneys experienced in property tax appeals can provide guidance on the specific legal strategies to employ and increase your chances of a successful outcome.
  • Local regulations and procedures. Property tax laws and appeal procedures can vary from jurisdiction to jurisdiction. If you are unfamiliar with the specific rules and regulations in your area, a property tax attorney who specializes in local property tax matters can ensure that your appeal is filed correctly and in compliance with the applicable laws.
  • Appeals to higher courts. In some cases, an initial appeal may not yield a satisfactory outcome. If you intend to pursue your appeal further, such as to a higher court or administrative board, it is advisable to seek representation from a property tax attorney with experience in such proceedings.

Potential Outcomes of a Successful Appeal

A successful property tax assessment appeal can lead to several positive outcomes:

  • Reduced property tax burden. The most obvious benefit of a successful appeal is a reduced property tax bill. If your assessment is lowered, your property taxes will be recalculated based on the revised assessed value, resulting in potential savings for you.
  • Refunds and adjustments. If your appeal results in a reduced assessment for previous tax years, you may be eligible for a refund or adjustment of overpaid taxes. The specific rules and procedures for obtaining refunds vary by jurisdiction, so consult with your local tax office or a property tax attorney to understand the process.
  • Future tax savings. A successful appeal can have long-term benefits by establishing a lower assessed value for your property. This can lead to lower property tax bills in subsequent years, saving you money over the long term.
  • Fair and equitable assessment. Challenging an inaccurate or inequitable assessment through an appeal promotes fairness and ensures that your property is assessed at its true value. It also contributes to the overall integrity of the assessment process within your community.

Long-Term Benefits of Challenging Property Tax Assessments

Challenging property tax assessments when appropriate is advantageous on an individual level and can have broader positive impacts:

  • Increased accountability. Filing an appeal holds local government assessors accountable for ensuring fair and accurate assessments. It encourages assessors to review their practices, consider the specific circumstances of each property, and adjust where necessary.
  • Balanced tax burden. By challenging inaccurate assessments, property owners contribute to a more balanced distribution of the tax burden within their communities. Ensuring that assessments reflect the actual market value of properties prevents some property owners from shouldering an unfair share of the tax burden.
  • Stimulating local economies. Lower property taxes resulting from successful appeals can free up financial resources for property owners, stimulating local economies. Property owners may choose to invest the savings in property improvements, businesses, or other local activities that contribute to economic growth.

Filing a property tax assessment appeal can be a proactive step to ensure that you are not overpaying your property taxes. While many property owners can handle the appeal themselves, consulting a property tax attorney may be beneficial in complex cases or when seeking professional guidance is necessary.


Real Estate Appraisal Institute
National Taxpayers Union
IRS: Appeals
American Bar Association: Taxation Committees