Property Tax Appeal: Step-by-Step Guide

A property tax bill is the amount you pay each year to help fund local services like schools, police, and road repairs. The total depends on two things: your home’s assessed value and the local tax rate. If your home is valued too high, your tax bill will be too high, too. That’s why it’s important to check if the information used to create your bill is correct.

Mistakes happen more often than you’d think. Cities and counties use mass data systems for property tax assessments, and those records aren’t always up to date. Common errors include:

• Wrong square footage
• Incorrect number of bedrooms or bathrooms
• Old or non-comparable home sales
• Missed repairs or updates
• Missing exemptions

If your assessment notices include any of these issues, your home’s value might not accurately reflect its condition, which can lead to a higher property tax bill.

There’s only a small window of time to appeal:

• Many places allow 30 days after the notice is sent to start an informal appeal
• Some counties give 45 days for a formal appeal hearing

If you miss the deadline, you’ll have to wait until next year. Mark the date as soon as you get your assessment.

Please note that CrossCountry Mortgage, LLC does not provide tax advice or tax services, and we cannot guarantee that any information provided will result in changes to your property taxes. However, the following steps may help you verify your current property tax liability and explore potential options for adjustment.

Check your assessment notice for value, home size, lot size, and room count. Make sure the details are correct.

You’ll need to show why the value is wrong. Collect:

• Sales data from comparable property homes in your area
• Floor plans or an old appraisal that shows correct square footage
• Photos of needed repairs
• Copies of previous tax bills

Many real estate agents can help you find recent sales in your neighborhood.

Call or visit your local office to ask questions. Sometimes, if the mistake is obvious, the office will fix it without needing a formal appeal.

Fill out the form from your county and include your evidence. Be clear and direct. For example:

“The home is listed as 2,400 sq ft. Attached records show the correct size is 2,000 sq ft.”

Submit your documents within the 30-day window and keep a copy for your records.

If the informal appeal doesn’t work, prepare your case for a formal appeal. Organize your paperwork and practice your talking points. Keep your explanation short, clear, and focused.

The appeals board hears your case. Stay calm, respectful, and focused on facts. Bring extra copies of your documents. Explain:

• What the error is
• What the correct info should be
• What value you are requesting

You may get a decision the same day, or it might arrive by mail. If you win, your property tax bill will go down. If not, you may be able to appeal again next year or file with the state.

• Start early: Don’t wait until the deadline is near
• Stay organized: Label your documents and keep them in order
• Be specific: Use numbers and examples to show why your appeal makes sense
• Bring copies: Have enough documents for everyone at the hearing
• Look professional: Dress neatly and be polite

Most counties charge little or nothing. You might only pay small fees for copies or mailing.

Not usually. Many property owners handle property tax appeals themselves. But you can hire someone if the case is more complex.

Yes. As long as you meet the deadline, you can challenge your property tax assessments each year.

A lower value might help buyers qualify for a mortgage. Talk to real estate agents about how it could affect your sale.

If your home’s value seems too high, don’t ignore it. Use this step-by-step guide to review your records, gather proof, and file an appeal if needed. Correcting a mistake helps make sure your taxes accurately reflect your home — and could save you hundreds or even thousands of dollars.