TA property assessment is your local government’s estimate of your home’s market value, used to calculate your property taxes. If the assessment seems too high, you can file a property tax appeal. what is a property assessment This step-by-step guide explains how to verify property records, gather comparable sales, submit evidence, and navigate the appeal process to lower your tax bill—helping homeowners avoid overpaying and take control of their financial future.
Ever Wondered If You’re Paying Too Much in Property Taxes?
You’re not alone. Every year, millions of homeowners receive their property assessment and feel an uneasy jolt—“Is my home really worth that much?” If your property assessment seems inflated, you could be overpaying on your property taxes. The good news? You can take action.
Whether you’re a first-time buyer curious about how taxes are calculated or a real estate pro managing multiple properties, understanding how to contest your property assessment can lead to serious savings.
This guide will walk you through every step of the appeal process, including how to gather evidence, file an appeal, and improve your chances of success—all in clear, accessible terms.
What Is a Property Assessment?
Your property assessment is the local government’s estimate of your home’s market value. This estimate is used to determine your property tax bill.
Formula:
Assessed Value x Tax Rate = Annual Property Tax
Example:
Let’s say your property is assessed at $500,000 and your local tax rate is 1.2%.
$500,000 x 1.2% = $6,000 in annual property taxes.
But if the actual market value is $450,000, you’re potentially overpaying $600 annually.
When Should You Challenge Your Assessment?
Here are common red flags that your property may be overassessed:
- Comparable homes sold for less: If similar homes in your area sold at lower prices, your assessment may be inaccurate.
- Incorrect property details: Errors in your home’s description (square footage, bedroom count, etc.) can skew the value.
- Market conditions have changed: If the real estate market dipped but your assessment didn’t, that’s a clue.
- Home is in poor condition: Deferred maintenance or damage can impact market value.
- Unusual jump in assessment: If your property value increased far more than similar homes nearby.
Tip: Always review your annual assessment notice carefully—mistakes happen more often than you think.
Step-by-Step: How to Contest Your Property Assessment
Step 1: Review Your Assessment Notice
Assessment notices are typically mailed once a year. The notice includes:
- Assessed value of your property
- Description of the property (lot size, square footage, features)
- Tax rate and estimated taxes
- Deadline to file an appeal
Timing is critical—you usually have 30 to 90 days to appeal after the notice is sent.
Step 2: Verify Property Details
Go to your local assessor’s office website and review your property record card. Look for errors such as:
- Wrong square footage
- Incorrect number of bedrooms or bathrooms
- Unfinished basement listed as finished
- Outbuildings that no longer exist
Document all discrepancies. Even small errors can help your appeal.
Step 3: Research Comparable Sales (“Comps”)
Gather 3–5 recent sales of homes similar to yours. Use criteria like:
- Same neighborhood
- Similar size, age, and condition
- Recent sales within 6–12 months
Tools to help:
Example:
- Your home: 3 bed, 2 bath, 1,800 sq ft, assessed at $500,000
- Nearby similar homes sold for: $460,000, $455,000, $465,000
→ That’s a strong case for a reduced assessment.
Step 4: Run the Numbers
Use a property tax calculator to estimate what your tax bill should be.
SmartAsset Property Tax Calculator
Let’s break it down:
| Scenario | Assessed Value | Tax Rate | Annual Tax |
| Current | $500,000 | 1.25% | $6,250 |
| Corrected | $460,000 | 1.25% | $5,750 |
| Savings | $500/year |
Multiply that over five years and you’re saving $2,500—worth the effort, right?
Step 5: File a Formal Appeal
Each jurisdiction has different forms and procedures. Typically, you’ll:
- Complete a Property Tax Appeal Form
- Attach evidence:
- Sales comps
- Photos of property condition
- Repair estimates
- Property record corrections
- Submit before the deadline
Some counties allow you to submit appeals online, while others require mailing or hand-delivering the packet.
Find your assessor’s website via the National Association of Counties
Step 6: Prepare for the Appeal Hearing
If your case goes to a hearing before the Board of Review or Assessment Appeals Board, be prepared:
- Organize your documents logically
- Stick to objective data
Stay professional and factual—avoid emotional arguments
What Not to Say:
- “I can’t afford these taxes.”
- “This doesn’t feel fair.”
✔️Stick with: “Comparable homes in my neighborhood sold for less,” and “The record says 4 bedrooms, but my home has 3.”
Step 7: Receive the Decision
The board will notify you of their decision by mail. Outcomes include:
- Reduced assessment → lower taxes
- No change → consider escalating
- Increase in assessment → rare but possible
If your appeal is denied, you may have additional options:
- File with a state-level tax tribunal
- Seek assistance from a real estate attorney or property tax consultant
Common Questions Answered
Will contesting affect future years?
A: Possibly. A lower assessment this year may influence future tax years—but it’s not guaranteed.
Can I appeal every year?
Yes. Most states allow annual appeals.
Does it cost money to appeal?
Usually no. Some jurisdictions charge a small filing fee, but most appeals are free to file.
What Could You Save?
Let’s look at potential long-term impact:
| Overassessment | Extra Taxes/Year | 5-Year Loss |
| $25,000 | $312.50 | $1,562.50 |
| $50,000 | $625 | $3,125 |
| $100,000 | $1,250 | $6,250 |
Related Articles
- How Are Property Taxes Calculated?
- A Guide to Tax Abatements
- What is a Comparative Market Analysis (CMA)?
Final Thoughts:
Every dollar matters—especially in today’s economy. If your property assessment is off, you’re paying more than your fair share. Fortunately, the system gives you a voice.
Contesting your property assessment doesn’t require legal expertise—it just requires a clear plan, good data, and a little persistence.