Property taxes are one of the biggest ongoing costs of homeownership—but just because your tax bill arrives doesn’t mean it’s always accurate. In fact, many homeowners pay more than they should because they don’t realize they have the right to appeal. If your home’s assessed value is too high, your property tax bill probably is too—and appealing that value could save you hundreds or even thousands of dollars a year.
Most people assume the tax assessor’s word is final, but in reality, assessment offices are working with mass appraisals, and mistakes happen all the time. If you feel like your tax bill doesn’t reflect your home’s true market value, it’s well worth looking into a property tax appeal. The process isn’t as complicated as it sounds, and in many places, it’s free to file.
Why Assessments and Taxes Don’t Always Line Up
To calculate your property taxes, local governments multiply your home’s assessed value by the current tax rate. The tax rate is set by your city, county, or township based on local budgets. The assessed value, however, is based on your home’s market value—or what your property would likely sell for in today’s market.
In theory, this system makes sense. In practice, assessors often rely on formulas, outdated sales data, or mass appraisal models to determine value. That means your home’s unique condition, location quirks, or recent improvements may not be considered fairly. For example, if nearby homes sold for much higher prices due to renovations or premium lots, your home might be unfairly grouped with them, even if it lacks the same features.
Similarly, if your property value declined due to damage, neighborhood changes, or market shifts, but your assessment didn’t drop, you may be overpaying. Appealing your property taxes allows you to challenge this valuation and present your own evidence.
How to Know If You’re Overpaying
The first step is to review your property tax assessment notice. Most notices are mailed once a year and include the assessor’s estimated value of your home along with your proposed tax bill. If the assessed value looks higher than you expected—or if your taxes jumped significantly—it’s time to dig deeper.
You’ll want to compare your home’s assessed value to recent sales of similar properties in your area. If comparable homes are selling for 10% to 20% less than your assessment suggests, you may have a strong case. Public records and real estate sites like Zillow or Realtor.com can help you check recent sale prices.
It’s also helpful to look at your property record card, which outlines the details the assessor used to evaluate your home. These records sometimes contain errors—like the wrong square footage, an extra bathroom, or a finished basement that doesn’t exist. If the data is wrong, your tax bill probably is too.
Some municipalities offer online tools or portals where you can view and compare assessments. Others may require a visit or phone call to your local assessor’s office. Either way, getting the facts straight is the first step in preparing an appeal.
What the Appeals Process Looks Like
Once you’ve determined that your assessment may be too high, the next step is to file a formal appeal with your local tax authority. Each city or county sets its own deadlines, but in most areas, you must file within 30 to 90 days of receiving your assessment notice. Miss the window, and you’ll have to wait until next year.
Filing an appeal typically involves submitting a form and supporting documentation. You may need to include comparable home sales, contractor estimates for needed repairs, photos of the property, or even a recent independent appraisal. Some areas allow you to handle the entire process online, while others require a paper submission or an in-person meeting.
After you submit your appeal, a review board will evaluate the evidence and make a decision. In some cases, they may adjust your value without a hearing. In others, you’ll be invited to speak briefly at a hearing. These hearings are usually informal, and many homeowners represent themselves successfully without a lawyer or tax consultant.
If your appeal is successful, your property taxes will be recalculated based on the new value—often retroactively. If it’s denied, you may be able to escalate the appeal to a higher board or court, though most people stop after the first level unless a large amount of money is at stake.
How Much You Could Save
The amount you save from a successful appeal depends on the gap between your assessed value and your home’s actual market value. In areas with high property taxes, even a small reduction in assessed value can result in meaningful savings.
For example, if your home is assessed at $300,000 but you prove it should be $270,000, and your local tax rate is 2%, you could save $600 annually. Multiply that over several years, and the savings add up quickly. In places with higher rates or bigger discrepancies, the numbers grow even more.
Because most appeals cost little or nothing to file, the return on investment can be substantial. You don’t have to pay a lawyer or an appraiser unless you want to, and many homeowners succeed on their own with basic documentation.
Tips for a Strong Appeal
Start by gathering recent sale data for three to five homes that closely match yours in size, age, location, and condition. The more closely the comps resemble your property, the stronger your argument. Include photos and listing information to support your case.
If your property has visible damage—such as a leaking roof, cracked foundation, or outdated systems—include photos and repair estimates. These can demonstrate why your home’s market value should be lower than the assessor’s estimate.
Always check your property card for errors. Incorrect square footage, extra bathrooms, or nonexistent amenities can lead to overvaluation. Correcting these mistakes can result in a lower assessed value without needing to argue market trends.
Finally, be polite and professional. Assessors and board members are more likely to work with you if you’re respectful, prepared, and reasonable in your request.
When to Get Help
While many homeowners appeal successfully on their own, there are times when hiring help makes sense. If your property is high-value, or if you’re dealing with a commercial or multi-unit building, the stakes may justify bringing in a property tax consultant or attorney. These professionals often work on contingency, taking a percentage of whatever savings they secure.
You may also want to consider a professional appraisal if your case hinges on a unique feature or situation that’s hard to demonstrate with public comps. Just be sure the potential tax savings outweigh the appraisal fee.
Final Thoughts: Your Tax Bill Isn’t Set in Stone
Property tax assessments aren’t always accurate—and you don’t have to accept an inflated bill just because it’s printed on official paper. If your home’s value is off, or if your records contain errors, appealing your tax assessment can be one of the simplest, most effective ways to reduce your housing costs.
The process might seem intimidating at first, but it’s more accessible than most people think. With a little research, a few forms, and the right documentation, you can correct mistakes and claim savings that are rightfully yours.
If you’re unsure whether your property is over-assessed, take a few minutes to check. You might be surprised by what you find—and how much you could save.
Sources
Nolo – Property Tax Appeals Guide
Zillow – Property Tax Basics
Consumer Reports – Property Tax Savings
Realtor.com – Understanding Property Tax Assessments
SmartAsset – How to Appeal Property Taxes
