Using Your Home Appraisal in a Property Tax Appeal: When It Helps and When It Hurts
TL;DR
A recent home appraisal can support your property tax appeal if the appraised value is lower than the assessed value. But if the appraised value is higher, submitting it will hurt your case. Mortgage appraisals from a refinance or purchase are acceptable evidence in most jurisdictions, though they carry less weight than a dedicated tax appeal appraisal. If your appraisal is more than 12 months old, its value as evidence diminishes.
When an Appraisal Helps
- The appraised value is lower than the assessed value
- The appraisal was completed within the past 12 months
- The appraiser used relevant comparable sales from your area
- The appraisal was done by a licensed, independent appraiser
When an Appraisal Hurts
- Appraised value is higher than assessment. Do not submit it. This proves the assessor's value is fair or even conservative.
- The appraisal is old. An appraisal from 2+ years ago may not reflect current market conditions.
- Appraisal was inflated. Some purchase appraisals come in at exactly the contract price, which may not represent true market value.
Appraisal vs. Assessment: Key Differences
| Factor | Appraisal | Assessment |
|---|---|---|
| Purpose | Lending, sale, or owner request | Property taxation |
| Done by | Licensed appraiser | County assessor |
| Interior inspection | Yes (usually) | Rarely |
| Comparable sales used | 3-5, carefully selected | Mass appraisal models |
| Frequency | When ordered | Annually or per cycle |
For guidance on whether to get a new appraisal specifically for your appeal, see our independent appraisal guide.
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