How to Appeal Your Property Tax Assessment, Step by Step

Quick answer: To appeal your property tax assessment, check your notice for errors, gather 3 to 5 recent sales of similar nearby homes, and file before your county’s deadline, which is often 30 to 90 days after the notice. Start with an informal review, which is usually free.

Property taxes are one of the few big bills you can actually challenge. Most homeowners never try. Here is how the process works in most U.S. counties, and how to make a strong case.

The appeal process at a glance

Names, deadlines and steps vary by state and county. Your assessment notice and your county assessor’s website are the final word.

Step 1: Understand your assessment notice

Your local assessor estimates your home’s value. Your tax bill is then based on that value, any exemptions and your local tax rates.

You can usually appeal the value, not the tax rate. Rates are set by local governments and school districts through budgets and votes.

Find three things on your notice: the assessed or market value, the assessment date it’s based on, and the appeal deadline. Put that deadline on your calendar today.

Step 2: Look for errors on your property record

Errors are the easiest appeals to win, because you’re correcting a fact, not arguing an opinion.

Search your address on the assessor’s website and check:

• Square footage of the living area
• Number of bedrooms and bathrooms
• Lot size
• Features you don’t have, like a finished basement, pool or garage
• Year built and the condition rating

Measure your home if something looks off. One wrong number can raise your value by thousands of dollars.

Step 3: Find comparable sales

If the facts are right but the value seems too high, you need comparable sales, or “comps.”

Good comps are homes that:

• Sold close to the county’s assessment date, usually within the past 6 to 12 months
• Are in your neighborhood, ideally within about a mile
• Are similar in size, age, style and lot size

Pick 3 to 5 strong comps rather than a long list of weak ones. Many assessor sites list recent sales. Real estate sites can help too, and a local agent may pull sales for you free.

Also compare your assessment with similar homes on your street. If yours is valued much higher than near-identical homes, note it.

Step 4: Document your home’s condition

Assessors often value homes from records and outside views. If your home has problems that lower its value, show them.

• Photos of a worn roof, cracked foundation, old kitchen or water damage
• Repair estimates from contractors
• A recent appraisal, such as one from a refinance
• Your purchase price, if you bought recently in a normal sale

Step 5: Ask for an informal review

Many counties let you call, email or meet with the assessor’s office before a formal appeal. Bring your errors, comps and photos.

Be polite and specific. Say the value you think is fair and why. Many cases end here with a corrected value.

If the office agrees, get the new value in writing. If not, ask how to file a formal appeal and confirm the deadline.

Step 6: File a formal appeal

A formal appeal usually goes to a county board of review, board of equalization or similar panel.

1. Fill out the appeal form from your county’s website.
2. Attach your comps, photos and any appraisal.
3. State the value you’re asking for.
4. File by the deadline, and keep proof you filed.
5. Attend the hearing, in person or online if offered.

Hearings are often short. Speak for a few minutes, walk through your evidence, and answer questions. Stick to value, not how high taxes feel.

Don’t miss exemptions

Separate from an appeal, check whether you’re getting every exemption you qualify for. Common ones include:

• Homestead exemption for your main home
• Senior exemptions or assessment freezes
• Veteran and disabled veteran exemptions
• Disability exemptions

Many must be applied for, and some must be renewed. Ask your assessor’s office for the list in your county.

A made-up example

These are made-up examples to show how an appeal can work. They are not real people.

“Carol and Jim” live in a three-bedroom ranch in Illinois. Their notice values the home at $340,000. The county record says 1,900 square feet. They measure: it’s about 1,650.

They also find four similar homes nearby that sold for $295,000 to $315,000. They email the assessor with the measurements, comps and photos of their 25-year-old roof.

The office corrects the square footage and lowers the value. Their next tax bill drops by several hundred dollars, and the lower value carries into future years.

“Terry”, a few streets over, files an appeal saying only that taxes are “too high.” With no evidence, the board keeps the value as is.

Evidence wins appeals. Complaints don’t. A folder with measurements, comps and dated photos takes an afternoon to build and can pay off for years.

If you pay through a mortgage escrow account

Many homeowners pay property taxes through their mortgage. The lender collects part of the tax with each monthly payment and pays the bill for you.

If your appeal lowers your tax bill, your lender should adjust your escrow at its next yearly review. That can mean a lower monthly payment, and sometimes a refund of any surplus.

Send your servicer a copy of the new value or bill once you win. Don’t wait for it to notice, because escrow reviews usually happen only once a year. If something looks wrong, the CFPB explains how to dispute escrow errors with your servicer.

Property taxes you pay may also be deductible on your federal return if you itemize, within the state and local tax (SALT) limit. The IRS explains the rules in Topic 503.

Should you hire a property tax consultant?

Some firms appeal for you and charge a share of any savings. That can make sense for high-value homes or complex cases.

For most homeowners, the steps above are doable alone. Watch out for mailers that charge an upfront fee to “lower your taxes.” Many just file the same free form you can file yourself.

Mistakes to avoid

• Missing the deadline. Late appeals are usually rejected, no matter how good the case.
• Using comps from a different neighborhood or a very different home.
• Arguing about the tax rate instead of your home’s value.
• Forgetting that a review can, in some places, raise a value too. Make sure your evidence points down.
• Not paying the bill on time while the appeal is pending. In many places you must still pay, and you’ll get a refund or credit if you win.

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FAQ

Can appealing my property taxes raise them?

In some places, a review can raise a value if the evidence shows it’s too low. That’s rare when you bring solid comps, but check your county’s rules first.

Do I need a lawyer to appeal?

Usually not for the informal review or county board hearing. Higher appeals, like a state tax court, may be easier with professional help.

How often can I appeal?

Generally once per assessment cycle, when you get a new notice. Some places reassess yearly, others every few years.

Will I get a refund if I win after paying?

In many counties, yes, as a refund or a credit on a future bill. Ask how your county handles it.

Bottom line

If your home’s value looks too high, check the record for errors, gather 3 to 5 good comps and file before the deadline. Start with the free informal review. A short, well-documented case is your best shot at a lower bill.

Last reviewed: Oct. 27, 2026. Rules and deadlines differ by state and county. This guide is general information, not legal or tax advice.

Sources: IRS Topic 503: deductible taxes; Consumer Financial Protection Bureau: mortgages and escrow; VA housing assistance; your county assessor’s official website.

Featured image: Michael Rivera / Wikimedia Commons, CC BY-SA 4.0, edited by Nexgen Headlines.

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