A successful appeal could save you hundreds—or even thousands—of dollars annually. Image: Erin Cadigan/Shutterstock.com
By: FEDweek StaffIf you’re facing ever-steeper property tax bills, consider appealing. Your home might be overvalued and an appeal could save you hundreds of dollars in taxes each year.
These taxes are determined by two factors—the tax rate set by your local government, and the assessed value of your property. While there’s little you can do to change the tax rate, you can appeal your property tax assessment if you believe your home’s assessed value is too high. (In many jurisdictions, you can have an informal conversation with the assessor – at your town hall, for example – and get a reduction if there is a clear-cut error.)
Thus, before paying the tax you should check the accuracy of the information used in the tax assessment. For example:
* The assessment might say you have three bathrooms but you only have two.
* Your house might be assessed as a vinyl-sided house while it’s aluminum and has a leaky roof.
* Your lot may be on a steep hill, making it less valuable.
Assessment reductions are also likely to be granted in cases where you have lost the use of all or part of your home due to a fire or other disaster.
In addition, homeowners who’ve remodeled might be able to contest the assessor’s findings. Suppose you added a room. Doing the work yourself, the value for which you received a permit was $20,000 but a contractor would have charged $70,000. The assessor may add $70,000 to your home’s value, which you can contest.
A successful appeal could save you hundreds—or even thousands—of dollars annually. The process requires preparation and attention to detail, so having a step-by-step plan is key.
Understand Your Local Rules
Start by researching your local regulations regarding property tax appeals. Timing is critical. Many areas require appeals to be filed within a short window—typically 30 to 90 days from when you receive your property tax notice.
Review Your Property Tax Assessment Notice
Carefully review this document for errors or discrepancies that could inflate your assessed value.
Square Footage: Does the notice list your home as larger than it is?
Number of Rooms: Does it claim additional bedrooms or bathrooms you don’t have?
Renovations or Additions: Are inaccurate upgrades listed – or were additions or work you had done assessed at a higher rate than you paid?
Identify Factors That Decrease Your Home’s Value
An overvaluation isn’t always due to clerical errors. Other mitigating factors might make your home worth less than what the assessor determined.
Location Issues:
Is your home near a noisy highway or railroad?
Is it in a flood zone or prone to other environmental risks?
Is your property on a steep hillside or another challenging terrain?
Are there significant maintenance issues that lower its value?
*Documenting these issues with photos, reports, or even official documentation from contractors can strengthen your case.
Compare with Similar Properties
Visit your local assessor’s office (or their online portal) to find information about comparable homes in your area.
Square footage
Lot size
Number of rooms
Location and neighborhood
If comparable homes have a significantly lower assessed value than yours, you may have reason to challenge the fairness of your assessment.
Example:
If your 3-bedroom house is assessed at $400,000 but a similar house down the street is valued at $350,000, that discrepancy could form the foundation of your appeal.
DIY Projects and Renovations
If you’ve made home improvements, such as adding a deck or upgrading a bathroom, these efforts might have been overvalued by the assessor, just like larger projects.
Request an Informal Meeting
Before going through the formal appeals process, contact your assessor’s office to request an informal review of your property’s value. Do your research before hand and be ready to state your case – maybe the process could end here if you’re prepared.
Remain polite and professional.
Bring organized documentation, including photos and reports.
Focus on factual information and don’t veer into emotional arguments; pretend it’s someone else’s house if it helps.
File a Formal Appeal if Necessary
If the informal review doesn’t resolve the issue, your next step is to file a formal appeal with the local assessment board.
Complete all necessary paperwork by the appeal deadline.
Gather all your evidence into a concise, compelling presentation.
Witness a Public Hearing: Attend a local hearing before your scheduled date to observe how appeals are handled and what arguments work best.
During the public hearing, you’ll be allowed to present your case to the assessment board. Provide clear evidence and explain why your home’s assessed value is inaccurate.
The board will review your evidence and decide within a few weeks or months. If your appeal is successful, your property tax bill will be adjusted accordingly.
Going Forward
Even if your appeal succeeds, property assessments are often conducted annually or biannually. Keep detailed records of your property, home improvements, and any changes in the neighborhood to prepare for future assessments. Set a calendar reminder to review your tax notice each year – perhaps around the same time you’re doing taxes.
So if you’re been wondering how to save money, or spend less this year – don’t overlook your home’s assessment!
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