How to Appeal Your Property Tax Assessment (And Why You Should)

How to Appeal Your Property Tax Assessment (And Why You Should) gives you a clear, step-by-step way to understand what drives your bill, what to verify on your notice, and what to do if the numbers look off.

Getting a high property tax bill can feel unfair – but an appeal might win relief. If your home’s assessed value jumped significantly or seems above market, protesting the assessment is your right. Appeals are surprisingly common and often successful. Realtor.com recently noted that about 40% of homeowners 2 could save at least $100 by protesting an inflated value. Here’s how to appeal your property tax assessment in 2025, step by step, and why it’s worth doing:

• Step 1: Know Your Deadlines. As soon as you receive your annual tax notice (often spring or

summer), check the deadline for filing an appeal – it’s usually within weeks. Every locality sets its own timeline (30 days, 60 days, etc.), so don’t delay. Kiplinger advises filing promptly, because after the deadline “you’ll be stuck with the bill”. Missing the window means you may have to wait another year or have to pay the higher bill.

• Step 2: Confirm Your Exemptions and Credits. Before diving into a full appeal, make sure all

eligible exemptions or freezes were applied. For example, many homeowners overlook homestead or senior exemptions. Kiplinger notes that exemption programs are not automatic – you usually have to apply 13. Check your tax bill to see if discounts (for veterans, seniors, or energy upgrades) are listed. If not, gather necessary documents (ID, ownership proof) and file for any missed exemption. Often an assessor can correct this without a full appeal, immediately trimming your taxable value.

• Step 3: Review the Property Record Card. Every home has an official assessment record (often

called a “property card” or CAMA record) that lists details like square footage, number of rooms, and physical condition. Compare each fact to your home. If the card overstates your home (wrong number of bedrooms, includes an addition you never built, etc.), ask the assessor to “set the record straight.” Kiplinger explains that catching an error (even on the spot) can get an assessor to reduce your value immediately. Examples: correcting a listed 4-bed home to 2-bed, or noting that your pool deck was torn down.

• Step 4: Gather Comparable Sales and Evidence. Appeal boards want data. Compile recent sales of

homes very similar to yours – same neighborhood, year built, size, and features. Many assessors use Zillow, Realtor.com or county sales databases for evidence. One approach is to “pull up property cards of several homes of similar age and square footage” and check their assessed values. Kiplinger suggests using Zillow or Realtor.com to find sales after your last assessment. If nearby houses with the same number of baths/bedrooms sold for less than your assessed value, this is powerful evidence. Also photograph any damage or obsolescence (peeling paint, outdated kitchen, cracked foundation) that hurts your value.

• Step 5: Build Your Case in Writing. Prepare a concise appeal statement: list your name, property

info, what you believe is wrong (over-assessment, omitted break, etc.), and why. Attach your evidence: comparable sales, photos, repair estimates or a professional appraisal (if you have one). The goal is to show the assessment is higher than fair market. Kiplinger calls this “building your case.” If, for example, your home has issues (a leaky basement, old roof) or the market has softened, mention that now is the time. Be factual, not emotional, and emphasize numbers: e.g. “Neighborhood sales are $X lower than my assessment” or “Local values dropped 10% since last year 9 .”

• Step 6: File the Appeal Form. Submit your appeal to the local board (often called Board of Review or

Assessment Appeal Board) according to instructions. You’ll usually include your written case and pay a small filing fee (some boards waive it). ProptaxHelper offers downloadable templates to simplify this step. Keep copies of everything and get a receipt or confirmation. 3

• Step 7: Attend the Hearing (if required). In many places, appeals conclude with a hearing (in-

person or virtual). An appeals board reviews your evidence and may allow you a chance to speak. Dress professionally and be concise. Stick to the facts (compare sales, demonstrate errors). You can bring your own appraisal or an expert witness, but it’s often unnecessary for residential cases. If you miss the hearing, you may forfeit your chance, so mark the date in advance.

• Step 8: Receive the Decision. After review, the board will approve, adjust, or deny your appeal. If

successful, you’ll get a revised assessment (and lower future taxes). Even a modest reduction helps – Kiplinger reminds us that a cut in assessed value directly shrinks your tax bill. Note: a few rare jurisdictions have “clawback” rules where a denied appeal could increase your assessed value by a bit 18 , so know your local rules. But typically, denials just mean no change.

• Why You Should Appeal: Every year, thousands of homeowners find over-assessments. Cook County

data show that in some areas over half of homeowners appeal, and many wins shift tax burdens from individuals to larger taxpayers. Real examples: one retiree in Chicago learned her 2021 market value jumped from $580K to $780K without any renovations; she appealed and saved $700 per year. In Florida, seniors receive big refunds when applying missed exemptions retroactively. In fact, companies specializing in appeals report clients saving thousands (e.g. a family saved ~$3,800/year by proving local market decline 22 ). These stories show appeals can pay off.

• Beyond the Process: Even if you think appealing is too complex, start small: at least check your bill

and comps. According to Investopedia, the key is “don’t assume tax bills are always correct” and do a little homework. Often just pointing out a neighbor’s lower value or a data error convinces the assessor. Plus, tools on ProptaxHelper can run a quick analysis of comparable values for you. In short, appealing your property tax assessment is a valuable right that many miss out on. With careful preparation and the right evidence, you can potentially lower your taxes for years to come. Use the steps above to guide you, and consider ProptaxHelper’s appeal guides and calculators to maximize your case. After all, the cost is small but the savings can be substantial – as one homeowner put it, a successful appeal

can be “a gift that keeps on giving year after year”. Don’t overpay; challenge your assessment today and let ProptaxHelper assist you every step of the way.

Next steps

• Use the Property Tax Estimator to sanity-check your bill.
• If something looks off, run a quick Appeal Savings scenario.
• Scan the Articles list for related topics like exemptions, deadlines, and escrow planning.