How to Appeal Your Property Tax Assessment

Every homeowner knows that property taxes are part of the deal — but what happens when your property tax bill suddenly spikes, or you suspect your home’s assessed value is too high?

Good news: you can appeal your property tax assessment.

While it might sound intimidating, appealing an assessment is a straightforward process once you understand how it works — and it may save you hundreds or even thousands of dollars a year.

Here’s how to know when to appeal, how the process works, and what to expect along the way.

Key Takeaways

✅ Your property tax is based on your home’s assessed value, not its market price.

✅ Assessments can be appealed if they’re inaccurate or unfair compared to similar properties.

✅ Gather recent sales data, comparable home values, and documentation before filing.

✅ File your appeal by your local deadline — typically within 30–90 days of receiving your notice.

💡 Pro Tip: Appealing your assessment is one way to lower housing costs — optimizing your mortgage is another. Use Fincast to secure your best mortgage rate — because every dollar you save helps offset property taxes.

How Property Taxes Are Calculated 🏠

Before you can challenge your tax bill, it helps to understand its origins.

Your property tax bill is based on three components:

1️⃣ Your home’s assessed value — determined by your local tax assessor.

2️⃣ Your jurisdiction’s tax rate (mill rate) — set by the city, county, or school district.

3️⃣ Any exemptions — such as homestead or senior exemptions, which reduce taxable value.

Property Tax=(Assessed Value−Exemptions)×Tax Rate\text{Property Tax}

Example:

If your home’s assessed value is $400,000, you get a $25,000 homestead exemption, and your local tax rate is 1.5%, your annual property tax is:

(400,000−25,000)×0.015=$5,625

💡 Pro Tip: Assessments don’t always match your home’s true market value. That’s why it’s important to double-check the numbers every time you get your assessment notice.

See Property Taxes, HOAs, and Zoning: The Fine Print You Can’t Ignore for a deeper breakdown of how property taxes work.

• Tax laws, assessment practices, and appeal procedures vary by location. Always check with your local assessor’s office for official guidance.

When to Consider Appealing Your Assessment

You should consider an appeal if:

✅ Your assessed value increased much faster than comparable homes.

✅ Your home’s assessed value is higher than its current market value.

✅ The assessor used incorrect data — such as wrong square footage, extra bathrooms, or an incorrect lot size.

✅ Your home has damage or unique conditions that reduce its value but weren’t reflected in the assessment.

💡 Pro Tip: If your home’s assessed value jumped 15–20% in one year while similar properties only rose 5–10%, that’s a strong sign it’s worth appealing.

Step-by-Step: How to Appeal Your Property Tax Assessment

Step 1: Review Your Assessment Notice

When your local assessor mails your tax notice (frequency varies by state/location), it includes:

• Your assessed value

• Property details (size, rooms, lot)

• Local tax rate

• Deadline for appeals

Mark that deadline — most municipalities allow 30–90 days from the notice date to file an appeal.

💡 Pro Tip: Double-check the property data for factual errors before anything else — these are the easiest wins in an appeal.

Step 2: Research Comparable Home Values

Your goal is to prove your home’s assessed value is too high relative to similar homes.

Look for:

• Homes of similar size, age, and features in your neighborhood

• Recent sales data (not listings) within the last 6–12 months

• Public records or MLS data, when available

Example:

If your 2,000-sq-ft home is assessed at $500,000 but three nearly identical homes on your street sold for $450,000, that’s clear evidence your assessment is inflated.

💡 Pro Tip: Create a simple spreadsheet to compare addresses, square footage, sale prices, and assessment values. This provides clear, objective data to support your appeal.

Step 3: Check for Exemptions or Errors

Even if your home’s value is accurate, you might still be overpaying if you’re missing exemptions.

Common exemptions include:

• Homestead exemption (for primary residences)

• Senior or veteran exemptions

• Disability or agricultural exemptions

💡 Pro Tip: Check your county’s website — some exemptions must be re-filed after refinancing or ownership changes (see Understanding Escrow Accounts for Taxes and Insurance).

Step 4: File Your Appeal

Each jurisdiction has its own process, but most allow appeals by mail, online, or in person.

Your filing should include:

• Your completed appeal form

• Recent comparable sales data

• Photos or appraisals (if applicable)

• Documentation of errors or property defects

💡 Pro Tip: Keep everything organized in a single PDF or folder — a clean, professional presentation makes a strong impression.

If your appeal window has passed, mark your calendar for next year and keep your data ready.

Step 5: Attend the Hearing (if required)

Some appeals are reviewed by staff; others require a formal hearing before a local review board.

At your hearing:

• Present your evidence clearly and calmly.

• Focus on facts, not emotions. (“Comparable homes are valued lower,” not “my taxes are too high.”)

• Bring printed copies of all documents.

💡 Pro Tip: If you’re uncomfortable presenting, many counties allow you to submit written statements instead — or you can authorize an agent or appraiser to represent you.

Step 6: Wait for the Decision

You’ll receive written notice once the board makes a decision—usually within a few weeks to a few months.

✅ If approved: Your assessed value (and tax bill) will be lowered.

✅ If denied: You can typically file an appeal to the state tax review board within a set timeframe.

💡 Pro Tip: Keep copies of everything — these records make future appeals faster and easier.

How Much You Can Save

Savings vary by area, but even a small reduction in assessed value adds up:

Example:

If your property taxes are 1.25% and you lower your assessed value from $500,000 to $460,000:

$40,000×0.0125=$500 annual savings.

That’s $500 every year — or $5,000 over the next decade.

If you’re already reviewing numbers, this is the perfect time to see if your mortgage rate can be improved, too. Use Fincast to see which offers are available to you, and you may save on two major homeowner expenses at once.

Common Mistakes to Avoid

🚫 Missing the appeal deadline — once it passes, you’re locked in for the year.

🚫 Arguing about tax rates — only assessed values can be appealed.

🚫 Using outdated or irrelevant comps — focus on recent, similar properties.

🚫 Appealing without evidence — emotion doesn’t win, data does.

🚫 Failing to check for exemptions — the simplest way to lower your bill.

💡 Pro Tip: Even if your appeal is denied, you’ve built a record — and that documentation strengthens your case next year.

How Fincast Helps You Keep Homeownership Costs in Check 🚀

Your property taxes aren’t the only home expense that can be optimized.

With Fincast, you can make sure your mortgage is working just as hard for you as your appeal is:

1️⃣ Get pre-approved or use your existing Loan Estimate.

2️⃣ Upload it securely to Fincast.

3️⃣ Vetted lenders compete to offer better rates and terms.

4️⃣ You choose the offer that saves you the most.

No spam. No extra credit pulls. Just transparent competition that helps you save — year after year.

💡 Pro Tip: Combine your property tax savings with a lower mortgage rate, and reinvest that money into your Home Emergency Fund or maintenance budget.

FAQs

1. How often can I appeal my property tax assessment?

Usually, once per year, after each new assessment notice.

2. Will appealing my assessment hurt my home’s resale value?

No. Appeals affect only your tax records, not your market value or appraisal.

3. Do I need a lawyer or appraiser?

Not necessarily. Most homeowners file successfully on their own with strong evidence, but you can use a professional if it makes you feel more comfortable.

4. How do I find comparable sales data?

Check county property records, real estate websites, or consult a local agent for a comparative market analysis (CMA).

5. Can I appeal if my neighbor’s taxes are lower?

Only if you can prove their home is comparable and valued lower in the assessor’s records.

Bottom Line

Appealing your property tax assessment can feel like paperwork — but it’s really about protecting your investment and paying only your fair share.

You’re set up for success when:

✅ You understand how assessments are calculated

✅ You’ve gathered strong evidence from recent sales and public records

✅ You’ve filed by your local deadline

Saving on property taxes and your mortgage creates the financial breathing room every homeowner deserves.

Pro Tips (Save These!)

📊 Compare your assessed value to recent local sales

🗓️ File your appeal before the deadline

💡 Check your data for factual errors — easy wins

📁 Keep copies of all documents and decisions

🚀 Use Fincast to lower your mortgage rate and free up funds

Action Checklist

• Review your property tax assessment notice

• Verify property details and exemptions

• Research 3–5 comparable home sales

• File your appeal by the deadline

• Prepare documentation for your hearing

• Upload your Loan Estimate to Fincast to lower your monthly housing costs overall

• Reinvest your savings into your Home Emergency Fund

👉 Ready to take control of your housing costs?

Upload your Loan Estimate to Fincast to see if vetted lenders can help lower your monthly payment  — with no spam, no pressure, and no extra credit pulls. (Results depend on borrower profile and market conditions.)