Frequently Asked Questions

A property tax appeal is a formal process where a homeowner challenges the assessed value that their county has placed on their property. The assessed value directly determines how much you pay in property taxes each year.

If your county assessed your home at $350,000 but comparable homes in your neighborhood are selling for $300,000, you may be overpaying. An appeal asks the county to review and potentially lower that assessed value based on evidence you submit, such as recent comparable sales, property condition issues, or errors in the county's records.

If the appeal is successful, your assessed value is reduced, and your tax bill goes down accordingly.

Counties typically use mass appraisal methods to assess thousands of properties at once. These automated models rely on broad averages and may not account for:

• Property condition issues: dated kitchens, old roofing, foundation problems, or needed repairs that reduce market value
• Neighborhood-level shifts: pockets where values have declined even if the broader area has grown
• Incorrect property records: wrong square footage, extra rooms listed that don't exist, or lot size errors
• Unusual characteristics: busy road frontage, flood zone proximity, or easements that affect value
• Recent market changes: assessments may lag behind current market conditions by 1 to 3 years

Mass appraisal is efficient for counties but can miss these details. That's where an appeal supported by specific evidence comes in.

Any property owner can file an appeal in most jurisdictions. This includes:

• Homeowners who live in the property (primary residence)
• Owners of second homes or vacation properties
• Landlords who own rental properties
• Real estate investors with residential holdings

In many counties, you can also authorize a representative to file and manage the appeal on your behalf, which is what we do.

Your property tax bill is generally calculated as:

Assessed Value × Local Tax Rate (millage rate) = Annual Property Tax

For example, if your home is assessed at $300,000 and the local millage rate is 2%, your annual tax bill would be $6,000. Some states also apply assessment ratios (e.g., taxing only 35% of market value) or offer exemptions like homestead exemptions that reduce the taxable amount.

Because the assessed value is the largest factor you can challenge, reducing it through an appeal is the most direct way to lower your tax bill.

Market value is what a buyer would reasonably pay for your property in an open market transaction. It fluctuates with supply, demand, and comparable sales in your area.

Assessed value is the value your county assigns to your property for the purpose of calculating taxes. It is supposed to reflect market value, but it is determined through mass appraisal and is only updated periodically (every 1 to 6 years depending on the county).

The gap between these two numbers is exactly what creates the opportunity for an appeal. If your assessed value is higher than what the evidence supports as fair market value, you have grounds to challenge it.

There is no upfront fee. We charge 25% of the first year's tax savings only if we successfully reduce your property taxes. If we do not achieve a reduction, you pay nothing.

Example: If your tax bill is reduced from $6,000 to $5,000, your savings are $1,000. Our fee would be $250 (25% of $1,000). You keep $750 in savings, and the lower tax bill continues in future years at no additional cost to you.

You pay after your appeal has been decided and the tax reduction is confirmed by the county. We do not charge anything during the filing or review process. The fee is based on the actual savings achieved, not an estimate.

If we do not achieve any tax savings, you owe nothing. This is not a limited guarantee; it is how the entire service works. Our incentive is aligned with yours: we only get paid when you save money.

No. Our fee is strictly 25% of first-year savings. We do not charge consultation fees, filing fees, research fees, or any other costs. In most counties there is no government filing fee either. If a specific county charges a fee to file a complaint, we will discuss it with you before proceeding.

Our fee is based on the first year's savings only. If the reduced assessment carries forward into future tax years (which it typically does until the next reassessment cycle), you benefit from the lower bill at no additional cost.

Exemptions that were already in place before the appeal are not included in the savings calculation. We only calculate our fee based on the incremental reduction achieved through the appeal itself.

To begin, we need:

• Your name and contact info (email, phone)
• Property address
• Property type (primary residence, rental, etc.)
• Approximate annual tax bill (if you know it)
• Property condition notes: anything that might affect value, such as needed repairs, a dated interior, foundation issues, or other factors

We handle the research from there, including pulling your assessment data, finding comparable sales, and checking county filing rules.

Here's the step-by-step process:

• Step 1: We review your property details and pull assessment records
• Step 2: We analyze comparable sales, market data, and county-specific rules to determine whether an appeal is viable
• Step 3: If the case looks strong, we prepare the evidence and file the appeal with the appropriate county board before the deadline
• Step 4: We manage the process through completion, including any hearings or follow-up the county requires
• Step 5: If we succeed, your tax bill is reduced and our fee applies. If not, you owe nothing.

Timing varies significantly by county. Some counties resolve appeals within 4 to 8 weeks. Others, especially larger urban counties, may take 3 to 6 months or longer due to higher volumes of complaints and formal hearing schedules.

We cannot control county timelines, but we keep you informed at each stage and ensure nothing is missed or delayed on our end.

We handle the vast majority of the work: research, evidence preparation, filing, and follow-up. In most cases, the only thing you need to do is:

• Provide your initial property details
• Sign an authorization form allowing us to represent you
• Provide any documents we request (like a valuation notice or photos)

Some counties may require you to sign specific forms or attend a hearing in limited circumstances. If that happens, we'll coordinate with you well in advance.

Every county has its own filing window. Some accept complaints only during a 30-day period each year, while others have rolling deadlines tied to when you receive your assessment notice.

Missing the deadline typically means waiting until the next tax year. We track all relevant deadlines for the counties we operate in and file before the window closes. You can also check deadlines using the Tax Calendar on our homepage.

If the deadline has already passed for the current tax year, you generally cannot file until the next assessment cycle. However, some counties offer late-filing provisions under specific circumstances (such as a recent sale or major property damage). We can evaluate your situation and let you know if any options remain.

The strength of a property tax appeal depends on the evidence. We typically use a combination of:

• Comparable sales: Recent sales of similar properties nearby that sold for less than your assessed value. This is usually the strongest form of evidence.
• Property condition documentation: Photos, inspection notes, or repair estimates showing issues like a dated interior, roof damage, foundation problems, or functional obsolescence that reduce market value.
• Assessment errors: If the county has incorrect data on file (wrong square footage, extra bathrooms that don't exist, incorrect lot size), correcting these can lead to a lower value.
• Market trend data: If your neighborhood has experienced declining values while the county hasn't updated assessments, this supports a lower valuation.
• Independent appraisals: If you already have a recent appraisal showing a lower value, this can be submitted as supporting evidence.

Not usually. Most successful appeals are supported by comparable sales data and property condition evidence. A formal appraisal can strengthen a case but is not required in most counties. If we believe an appraisal would meaningfully help your case, we'll discuss it with you beforehand.

In most cases, no. Many counties allow a representative to attend on your behalf, and some resolve appeals administratively without any hearing at all. If your county does require the property owner to appear, we will let you know well in advance and help you prepare.

The hearing process varies widely: some are informal 10-minute reviews, while others are more structured proceedings before a board. We tailor our approach to each county's format.

At a typical Board of Revision or Board of Equalization hearing:

• The appellant (or their representative) presents evidence supporting a lower value
• The county assessor's office may present their own evidence supporting the current assessment
• The board reviews both sides and issues a decision

Hearings can last anywhere from 10 minutes to an hour depending on the complexity and the county's format. We prepare a clear, evidence-based presentation designed for the specific board and process involved.

In many states, you can appeal the board's decision to a higher authority, such as a state Board of Tax Appeals or a court. The rules, costs, and timelines for further appeals vary by state. We can advise you on whether a further appeal makes sense based on the specifics of your case.

We focus on residential properties, including:

• Primary residences: single-family homes, condos, townhouses
• Second homes and vacation properties
• Rental properties: single-family or small multi-family (up to 4 units)
• Investor-owned residential properties: portfolios of residential units

We do not currently handle commercial, industrial, or large multi-family apartment buildings.

We evaluate each case individually. In general, properties with annual tax bills above $3,000 tend to have the strongest appeal potential because the potential savings are significant enough to justify the effort. However, there is no hard minimum; we're happy to review your property regardless.

Yes, in most cases. Even if you recently purchased your property, the assessed value may still be higher than the purchase price or current market value. In fact, some counties adjust assessments upward after a sale, which can make a new purchase a strong candidate for an appeal.

Your purchase price itself can serve as evidence of market value in many jurisdictions.

Generally yes, though you typically need to wait for the next assessment cycle or filing period. A previous denial does not permanently bar you from filing again. If market conditions have changed, new comparable sales are available, or your property condition has changed, a new appeal may have different results.

Absolutely. Property owners can file appeals themselves in every jurisdiction. The main advantages of working with us are:

• We research and compile the comparable sales and evidence for you
• We know each county's specific process, forms, and deadlines
• We handle the filing and follow-up so you don't have to track it
• If there's a hearing, we prepare the presentation or attend on your behalf
• You pay nothing unless we actually save you money

We serve homeowners everywhere in the United States. Submit your property info and we'll get started.

County rules can differ in almost every dimension:

• Deadlines: Some counties accept filings only in March; others have rolling deadlines tied to assessment notices
• Filing forms: Each county may have its own forms, formats, and submission requirements
• Hearing format: Some hold informal reviews, others have structured hearings before a multi-member board
• Evidence standards: What qualifies as "comparable" varies; some boards weight appraisals heavily, others focus on raw sales data
• Timeline: Resolution can take weeks in smaller counties or 6+ months in larger ones

This is why a cookie-cutter approach to appeals doesn't work. We research each county's specific process before filing.

You can use the Tax Calendar on our homepage to look up deadlines by state. Click on your state to see filing windows, appeal deadlines, and key dates. If you're not sure, submit your property details and we'll check the deadline for you.

Yes. Every state (and often each county) has its own process. For example:

Ohio: Appeals are filed with the county Board of Revision, typically during a filing window in March. The Board schedules a hearing where evidence is presented. Decisions can be appealed to the Ohio Board of Tax Appeals.

Minnesota: The process begins with a local Board of Appeal and Equalization meeting (usually in spring). If that doesn't resolve the matter, you can file with the county or go to Tax Court. Deadlines and procedures vary by county within Minnesota.

We serve all 50 states and tailor our approach to each state and county's specific requirements.

In some states and counties, yes; this is possible. When you file an appeal, the county or board has the authority to review your entire assessment, and in some jurisdictions they can increase it if they believe the property is undervalued.

This is exactly why we review the risk before recommending an appeal. We do not encourage clients to file cases where the evidence suggests their current assessment is already at or below market value. If we believe there is meaningful risk of an increase, we will tell you upfront.

Savings vary widely depending on the property, the degree of overassessment, and the county. Typical successful appeals result in annual tax savings ranging from $500 to $3,000+, though higher-value properties can see larger reductions.

We do not guarantee a specific outcome. What we can tell you is whether the evidence suggests a viable case worth pursuing. If we don't believe we can achieve meaningful savings, we'll let you know rather than filing a weak appeal.

Partial reductions are common and still count as a win. If we requested a reduction to $280,000 and the county reduces your assessment from $350,000 to $310,000, you still save money on your tax bill. Our fee would be based on the actual savings achieved, not what was requested.

A successful appeal typically reduces your assessment for the current tax year. In many counties, the reduced value carries forward until the next reassessment cycle, which could be 1 to 6 years depending on the state and county. When the next reassessment occurs, the county will re-evaluate your property and set a new value.

We take your privacy seriously. Your personal information is used solely for the purpose of evaluating and filing your property tax appeal. We do not sell or share your data with third parties. Note that property tax appeals are public records in most jurisdictions: the filing itself and the outcome may be part of the county's public record, which is standard for all property tax appeals regardless of who files them.