If you own real property and you disagree with the tax assessment on the property, you probably want to have your property reassessed so your taxes are lowered. It can be done, but you have to follow the rules.

Challenging the Assessment

The assessment process usually goes like this:

  • The county department of revenue or other local taxing authority values the real property in its jurisdiction - county, city, township, etc.
  • You're sent a valuation notice for your property, as well as the amount of tax due on it - this is the tax assessment 
  • You can then challenge the amount of the assessment

Read your assessment notice carefully. It explains how the assessment was made and the steps you need to take to challenge it. You must follow the rules set out in the notice or else you'll be stuck with the assessment.

The rules are different depending on your state, county, or other taxing authority, but in general the notice should explain:

  • How long you have to file an appeal. Usually it's 3 months or 90 days from the date you received the notice. The notice may also specify the filing deadline
  • Where and how to file. In some areas you can file an appeal by mail, while in others you need to file in person at a specific place, like the county auditor or assessor's office
  • What types of documents or proof you may use to support your case
  • How you can request copies of the tax assessor's worksheet and notes used to make your assessment

After you file the appeal, you should receive a letter or notice from the taxing authority explaining when and where your appeal is scheduled.

If you don't get a notice of assessment, or if you have any questions about the assessment or the process for challenging it, call your local taxing authority immediately.

Get Ready

Once you've decided to challenge your assessment, it's time to get to work. You need to convince the assessor that your assessment is wrong. Your opinion isn't good enough. You need hard proof, such as:

  • Information on recent sales of homes similar to yours and in your neighborhood. Sale information about a house half the size of yours or in a different school district or township won't do you much good
  • Some sales aren't used as comparable sales for tax assessment purposes, such as sales from foreclosures or short sales, so don't rely on them 
  • The tax assessments for homes similar to yours and in your neighborhood. Tax assessments are public records, and you can get the information at the assessor's or auditor's office, and usually online
  • If you recently purchased the property, make a copy of your HUD-1 Settlement Statement showing the purchase price
  • Take pictures of your home, inside and out. Make sure the pictures are date-stamped
  • Consider having an appraisal done, or if you bought your home within the past year, you can use an appraisal done for the sales transaction 

Don't rely on an emotional plea, like arguing you can't afford the tax increase. It usually doesn't work. The tax officials deal with facts and figures, and that's the basis for calculating property tax.

Outcome

You could find out if you won or lost the appeal the same day, or the assessors may take a few days to consider your case. If you're successful, you'll get a reassessment notice showing the reductions in valuation and property taxes. If you're unsuccessful in your appeal, the assessment will stand until the next assessment period.

Questions for Your Attorney

  • If I win my appeal, what's to stop the tax assessor from reassessing my home next year and increasing my assessment again?
  • Can the assessors raise my tax assessment after hearing my appeal?
  • How much will you charge me to help with my tax assessment appeal?