Why you can trust us We may earn money from links on this page, but commission does not influence what we write or the products we recommend. AOL upholds a rigorous editorial process to ensure what we publish is fair, accurate and trustworthy.&xa0; Think your property tax is too high? 6 steps to appeal your bill — and win Kat Aoki November 2, 2025 at 11:29 PM 0 Think your property tax is too high? 6 steps to appeal your bill — and win (katesept2004 via Getty Images) Here's something most homeowners don't realize: Property tax appeals succeed more often than you'd think.
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Think your property tax is too high? 6 steps to appeal your bill — and win
Kat Aoki November 2, 2025 at 11:29 PM
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Think your property tax is too high? 6 steps to appeal your bill — and win (kate_sept2004 via Getty Images)
Here's something most homeowners don't realize: Property tax appeals succeed more often than you'd think. We're talking success rates between 40% and 60% in some areas.
Yet only 5% of homeowners bother to challenge their assessment, according to the National Taxpayers Union Foundation.
Right now, there's an especially strong case for appealing: Average property taxes have jumped 18% over the past five years, and many homeowners are seeing pandemic-era home value spikes reflected in their assessments — sometimes years after the market started cooling.
If you're eyeing your tax bill thinking This can't be right, you actually might be onto something. Challenging your property tax doesn't require a lawyer or deep pockets — just the right approach.
First things first: Should you appeal your property taxes?
Nobody wants to waste time on paperwork that won't pay off, here are signs your assessment is worth challenging. If you spot any of these issues, odds may be in your favor:
Your assessment is way above what you paid. If you bought your house in the past year or two and the assessor's number is significantly higher than your purchase price, you've probably got a solid case.
Your neighbor's homes are selling for less. If comparable homes near you sell for notably less than your assessed value, you also have a reason to go to bat with your local tax office.
Your home has major issues the assessor doesn't know about. Foundation cracks or a damaged roof from a storm that passed through? If serious problems aren't reflected in your assessment, you're likely being overcharged.
Your neighborhood took a hit — but taxes didn't. Maybe a major employer left town or values dropped for other reasons. If assessments haven't adjusted, it's time to fight back.
🎯 Expert tip: Google "[your county name] property assessor" to find information about your property tax. This search should pull up your local assessor's website, where you can search your property record, see your current assessment and compare it to similar homes in your area.
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Step 1: Know exactly what you're challenging
Your property tax bill breaks down into two parts:
Assessed value — what the county says your home is worth for taxable purposes
Tax rate — the percentage of taxes applied to that value
You can appeal the assessed value, but you can't challenge the tax rate. That's set by your city or county — and you're stuck with it.
Pull out your assessment notice and look for the "assessed" or "taxable" value. That's the number you're challenging. Most counties reassess properties every few years, though some do it annually.
Author's note: When I called my local assessor's office, I discovered my property was already assessed at 85% of market value — a built-in discount in my county. My taxes were still high, but appealing the assessed value wouldn't have helped. The tax rate was the real culprit. It's worth checking if your area uses a similar assessment before you spend time on an appeal.
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Step 2: Gather your evidence
This is where you build your case. You need to prove your home is overvalued by showing what similar homes are worth. The good news? Most of this information is free and takes just an hour or two to collect.
Your evidence checklist:
✅ Use sites like Zillow, Redfin or Realtor.com to find three to five comparable sales from the past 6 to 12 months — simply enter your ZIP code and sort by Sold.
✅ Compare your home's assessed value to similar homes in your neighborhood. And search your county's assessor's site to see what those homes are currently assessed at. (Remember: Property records are public.)
✅ Take photos of damage and needed repairs that aren't reflected in the assessment but might lower your home's value — and get professional estimates if you can.
✅ Check your home's property card for wrong square footage, incorrect lot size or other errors that can throw off your valuation.
✅ Get a free market analysis from a local real estate agent. It's not required, but adds credibility to your appeal.
🎯 Expert tip: Focus on actual sales prices, not listing prices. A home listed at $400K that sold for $375K is a $375K comp. And the closer the sale date to your assessment date, the stronger your case — a sale from two months ago beats one from a year ago.
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Step 3: File your appeal — and on time
You typically have around 30 days from when you receive your property tax notice to file an appeal. Miss this window, and you won't be able to appeal until next year.
Most offices let you file online, though ask — you might live in one of the few areas that still require paper forms. Use the form to break down why your property tax bill is wrong and introduce your evidence.
Yes, it's annoying, but expect to pay a filing or admin fee to appeal. Depending on where you live, that fee can range from $30 to $150. Consider it an investment.
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Step 4: Build a compelling case
Some jurisdictions decide appeals based on the information you submit in writing. Others might require an informal review or formal hearing, where you'll present your case in person.
If you're presenting in person, keep it simple and focused on facts. This isn't the time to rant about high taxes or the government in general — stick to why your specific assessment is too high. Bring along printed copies of comparable sales, photos and evidence.
The key is staying calm and polite. Review board members are just regular folks doing their jobs.
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Step 5: Practice patience while you wait
After filing your appeal, the timeline varies widely. Some decisions come in a few weeks, while others can take several months, especially if there's a backlog or your case requires an in-person hearing.
If you win, your assessed value is reduced and your tax bill drops. Some jurisdictions apply the reduction retroactively, meaning you might get a refund or credit for taxes you've already paid at the higher rate. Ask your assessor's office how they handle successful appeals so you know what to expect.
If you lose, you still have options. Most states allow you to file a grievance with the taxation department, an independent review board or even the state court. This is when you might want to call in a professional who understands higher-level appeals.
🔍 Read more: How to recession-proof your home: 6 expert tips you should know
Step 6: Know when to bring in the pros
If your appeal is denied and you're convinced you're right, it might be time to bring in a property tax consultant or real estate attorney. Professional help can be especially valuable if you own high-value property, the amount you're disputing is significant or your home is unique enough from the others in your neighborhood.
Many of these experts work on contingency — meaning you pay them if they're able to successfully lower your taxes. The fee is usually a percentage of your first year's savings, typically around 30% to 50%.
Before hiring a professional, confirm they're licensed or certified with your state's tax assessor's office. Take a look at reviews and success rates. And get everything in writing.
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The bottom line: Your property bill isn't set in stone
Nobody wakes up excited to challenge their property taxes. But if you're overpaying by even $500 a year, that's $5,000 over a decade — real money better spent on home improvements, necessary repairs or an emergency fund.
Think of it this way: If your appeal is denied, your assessment stays right where it is. No harm, no full.
In rarer cases, your assessment can increase. But that's typically only if the assessor uncovers features like an in-ground swimming pool that were previously overlooked and you now have to pay tax on that added value.
That's why it's important to do your research and have a solid case before filing. And don't be afraid to bring in a professional to advocate for you. Good luck!
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About the writer
Kat Aoki is a finance writer who's written thousands of articles to empower people to better understand technology, fintech, banking, lending and investments. Her expertise has been featured on sites like Lifewire and Finder, with bylines at top technology brands in the U.S. and Australia. Kat strives to help consumers and business owners make informed decisions and choose the right financial products for their needs.
Article edited by Kelly Suzan Waggoner
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Source: "AOL Money"
Source: Money
Published: November 02, 2025 at 02:18PM on Source: COSMOPOLITE
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