Property Tax Appeal Resources
Filing deadlines by state, step-by-step appeal guides, and common grounds for a successful appeal. Everything you need to understand and fight your property tax assessment.
Filing Deadlines by State
Deadlines vary by state and county. Check with your local assessor for exact dates. These are general guidelines.
| State | Filing Deadline | Notes |
|---|---|---|
| Alabama | Within 30 days of assessment notice | File with county Board of Equalization |
| Arizona | Within 60 days of notice of value | File with county assessor, then County Board of Equalization |
| California | July 2 - November 30 | File Assessment Appeal Application with county clerk |
| Colorado | May 1 - June 1 (odd years) | Protest to county assessor in writing |
| Florida | Within 25 days of TRIM notice | File petition with county Value Adjustment Board |
| Georgia | Within 45 days of assessment notice | File with county Board of Tax Assessors |
| Illinois | 30 days after publication | File complaint with county Board of Review |
| Indiana | Within 45 days of notice | File Form 130 with county assessor |
| Michigan | Before county Board of Review (March) | Attend March Board of Review meeting |
| New Jersey | April 1 (or October 1 for added assessments) | File with county Board of Taxation |
| New York | Varies by municipality (typically May/June) | File with Board of Assessment Review or small claims |
| Ohio | March 31 for prior year | File DTE Form 1 with county Board of Revision |
| Pennsylvania | Varies by county (typically August 1) | File with county Board of Assessment Appeals |
| Texas | May 15 or 30 days after notice | File protest with county Appraisal Review Board |
| Virginia | Varies by locality | File with Board of Equalization or Circuit Court |
| Washington | July 1 (or 60 days after notice) | File with county Board of Equalization |
This is not a complete list. Contact your county assessor or use our County Deadline Lookup tool (coming soon) for exact deadlines.
Appeal Process Guides
How Property Tax Assessment Works
Understand how your county determines your property value, the difference between assessed value and market value, and what triggers a reassessment.
- Counties assess property values annually or on a cycle (every 2-4 years depending on the state).
- Assessed value is supposed to reflect fair market value, but assessors often rely on mass appraisal methods that miss individual property characteristics.
- Common triggers for reassessment include property sales, renovations, new construction, or county-wide revaluation cycles.
- Your tax bill equals your assessed value multiplied by the local tax rate (mill rate). Lowering the assessed value directly reduces your taxes.
Step-by-Step Appeal Process
A general guide to filing a property tax appeal. Specific procedures vary by county, but most follow this general pattern.
- Step 1: Review your assessment notice carefully. Check for errors in property data (square footage, lot size, bedroom count, year built).
- Step 2: Research comparable sales. Find 3-5 recent sales of similar properties near you that sold for less than your assessed value.
- Step 3: Gather supporting evidence. Photos of property condition, repair estimates, appraisals, or any data showing your value is lower.
- Step 4: File your appeal before the deadline. Use your county's required form and submit with your evidence packet.
- Step 5: Attend the hearing (if required). Present your comparable sales and evidence. Stay factual and respectful.
- Step 6: Review the decision. If denied, most jurisdictions offer a second-level appeal or formal hearing.
Common Grounds for a Successful Appeal
The strongest appeals are built on objective, verifiable evidence. Here are the most common grounds that lead to reductions.
- Recent purchase price: If you bought the property for less than the assessed value, your purchase contract is strong evidence.
- Comparable sales: Recent sales of similar nearby properties that support a lower value.
- Property condition: Deferred maintenance, needed repairs, structural issues, or outdated systems.
- Data errors: Incorrect square footage, bedroom/bathroom count, lot size, or year built on the assessor's records.
- Location factors: Proximity to highways, commercial zones, power lines, flood zones, or other value-reducing factors.
- Declining market: If home values in your area have dropped since the last assessment.
Ready to Fight Your Assessment?
Use our free analyzer to see if your property is over-assessed, or jump straight to the savings calculator.