What Is Assessment Roll
The Assessment Roll is the official public record listing every property in a jurisdiction with its assessed value as determined by the assessor's office. This document forms the basis for property tax bills and is updated annually in most jurisdictions.
Your property appears on the Assessment Roll with an assessed value that the assessor calculated using one of three appraisal methods: the cost approach (replacement cost minus depreciation), the income approach (for rental properties), or the sales comparison approach (comparable properties sold recently). The assessed value on the roll typically represents a percentage of the property's market value, known as the assessment ratio. This ratio varies by state and county. For example, Iowa uses a 100 percent assessment ratio for most properties, while Maryland uses 40 percent for owner-occupied homes.
The Assessment Roll is public record. You can request a copy from your county assessor's office or access it online through most county websites. The roll shows assessed values for every property in your jurisdiction, which gives you comparable data when challenging your own assessment.
When You Receive an Assessment Notice
After the assessor completes the Assessment Roll, you receive an Assessment Notice showing your property's newly assessed value. This notice includes critical deadlines. Most jurisdictions give you 30 to 45 days to file a formal appeal or request a review with the Board of Review. Missing this deadline typically bars you from appealing that year's assessment.
If you believe your assessment is too high, compare your assessed value against recent comparable sales in your neighborhood. The assessor should have used similar properties sold within the past 6 to 12 months. If comparable homes sold for significantly less than your assessed value, you have grounds to appeal. Document the sale price, property size, condition, and sale date for at least three comparable properties.
Assessment Ratio and Your Appeal
The assessment ratio matters in your appeal because assessments must be uniform. If your property is assessed at 105 percent of market value while comparable properties are assessed at 95 percent, you can argue for a downward adjustment based on inequitable assessment. Request the assessed values and market values for comparable properties from the assessor to document this disparity.
Exemptions also affect the Assessment Roll. Homestead exemptions, senior exemptions, and agricultural exemptions reduce assessed value for qualifying properties. Verify that you appear on the roll with the correct exemption status.
The Board of Review Hearing
When you file an appeal of your Assessment Roll value, your case goes to the Board of Review, a local panel that hears assessment challenges. Prepare a packet with your property's details, recent comparable sales, repair estimates if your property needs work, and any documentation showing your assessed value is out of line with similar properties. The Board of Review has authority to reduce, increase, or affirm the assessor's value on the Assessment Roll.
Common Questions
- Can I challenge my Assessment Roll value if I didn't receive my Assessment Notice? Contact your assessor's office immediately. Many jurisdictions allow informal appeals even after the deadline if you can prove non-receipt of the notice. Document your efforts to locate the notice and file an appeal as soon as possible.
- What if my property is assessed higher than nearly identical homes that sold recently? This is your strongest argument. Bring the comparable sales data to your Board of Review hearing. If three homes of similar size, condition, and location sold for $300,000 on average but your property is assessed at $350,000, request an adjustment down to align with the market data the assessor should have used.
- How often does the Assessment Roll get updated? Annual updates are standard, though some jurisdictions conduct reassessments every 2 to 4 years. Check your county's reassessment schedule. During reassessment years, assessed values often change more significantly.
Related Concepts
- Tax Roll, which converts your assessed value from the Assessment Roll into your actual tax bill
- Assessment Notice, the document that notifies you of your assessed value and appeal deadline