Disputing a property tax assessment can help homeowners correct inflated valuations and lower tax bills. Unlike a property appraisal, which reflects market value, an assessment determines taxable value, often based on outdated or incorrect data. This step-by-step guide explains how to review records, gather comps, difference between property appraisal and assessment document home issues, and file an appeal effectively—empowering owners to contest errors and potentially save hundreds or thousands annually.
What Is a Property Tax Assessment?
Your property tax assessment is the estimated market value assigned to your home by your local tax assessor. This value is then multiplied by your local tax rate to calculate the annual property tax you owe.
Property Tax Formula:
Assessed Value × Tax Rate = Annual Property Tax
Example:
Let’s say your home is assessed at $350,000 and your local property tax rate is 1.2%.
Your tax bill = $350,000 × 0.012 = $4,200
But what if your home is only worth $300,000?
You’d be overpaying by $600 annually.
Why Disputes Happen
Tax assessors often rely on broad formulas or outdated information, leading to inflated values. You might have grounds for appeal if:
- Your home’s assessed value is higher than comparable homes in your neighborhood.
- The assessor’s records contain errors (like wrong square footage or additional rooms that don’t exist).
- Your property has damage or defects that weren’t factored in.
- The market has shifted significantly since your last assessment.
Data point: According to the National Taxpayers Union Foundation, 30–60% of taxable properties in the U.S. are over-assessed, yet fewer than 5% of homeowners challenge their assessment.
How to Dispute Your Property Tax Assessment (Step-by-Step)
Here’s how you can take action—with confidence.
Step 1: Review Your Assessment Notice Carefully
You’ll typically receive a property tax assessment notice in the mail once a year. This document outlines:
- Your property’s assessed value
- Property classification (residential, commercial, etc.)
- Deadline for appeal
- Instructions for filing a dispute
Take action immediately—some appeal windows are as short as 30 days.
✅ Check for red flags:
- Is the value significantly higher than last year?
- Does it seem inconsistent with similar homes nearby?
- Does the listed information (lot size, year built, features) match reality?
Step 2: Verify the Property Record
Obtain your Property Record Card (PRC) from your county assessor’s website or office. It includes essential details like:
- Square footage
- Number of bedrooms and bathrooms
- Lot size
- Construction type
- Recent upgrades or permits
Common errors that can inflate value:
✔️ Overstated square footage
✔️ Incorrect number of bathrooms
✔️ Listing finished basements or attics that don’t exist
✔️ Incorrect zoning or property type
Step 3: Gather Comparable Property Data (“Comps”)
Start by finding recently sold homes in your area that are similar in:
- Size (square footage)
- Age and condition
- Lot size and location
- Amenities (garage, basement, pool)
Use tools like:
- Zillow
- Redfin
- Your local assessor’s property search tool
- Your real estate agent’s MLS access (for professionals)
Example:
If your 1,800 sq. ft. home is assessed at $340,000 but your neighbor’s similar home (1,850 sq. ft., same year built, no major upgrades) just sold for $295,000, you have solid grounds for appeal.
Step 4: Document Home Deficiencies
If your property has physical issues that reduce its market value, document them clearly:
Take high-resolution photos of:
- Roof damage
- Plumbing or HVAC issues
- Cracks in foundation or walls
- Outdated kitchens/bathrooms
Include:
- Contractor repair estimates
- Recent independent appraisals
- Engineer or inspection reports
Tip: Deferred maintenance can significantly affect value. Be sure it’s reflected.
Step 5: File the Appeal
Visit your local county assessor’s website for the appeal form and instructions. Most allow you to file online or via mail.
Be sure to include:
- A completed appeal form
- Copies of your comps
- Evidence of discrepancies or errors
- Photos and documentation
- A clear, respectful explanation of why your assessment is incorrect
Some counties may also request a formal appraisal.
Find your county assessor’s office
Step 6: Attend the Hearing (if Required)
Depending on your municipality, you may be asked to attend a formal or informal hearing before a review board.
What to expect:
- 10–15 minutes to present your case
- Questions from board members
- Opportunity to clarify discrepancies
Tips for Success:
- Be respectful, calm, and factual
- Bring printed copies of all materials
- Don’t argue market trends—stick to your home’s specifics
- Emphasize fairness, not frustration
Step 7: Await the Decision
The board will notify you by mail with one of the following outcomes:
- Reduction approved: Your assessment is lowered, and your new tax bill reflects the change.
- Denied: You may appeal further to a state or circuit court, depending on your jurisdiction.
Expect a decision within 30–90 days.
Should You Hire Help?
If your appeal is complex or your property is high-value, consider hiring a:
- Real estate agent – to help with comps
- Appraiser – for a professional valuation
- Tax consultant or attorney – for expert representation
Fees may be flat or contingent on your savings. Always ask up front.
Property Tax Savings Calculator
Curious about how much you could save?
Try this formula:
(Incorrect Assessed Value – Fair Market Value) × Tax Rate = Estimated Annual Savings
Example:
$350,000 – $300,000 = $50,000 difference
Tax rate: 1.2%
Savings: $600/year
Pros and Cons of Disputing Your Assessment
| Pros | Cons |
| Potential to save hundreds or thousands annually | Time-consuming process |
| Holds government accountable for fairness | May involve hearings and paperwork |
| Can reduce future tax burdens as well | Appeal may be denied |
Final Thoughts:
Disputing your property tax assessment isn’t just for the bold—it’s for the informed.
With a little research, organized documentation, and a timely appeal, you can ensure you’re only paying your fair share.
Whether you’re a homeowner trying to cut expenses or a real estate investor optimizing your bottom line, the tools to challenge an unfair assessment are well within your reach.