Understanding Property Tax Appeals: How to Challenge Over-Assessed Property Values

[SivaLingam Eswaramoorthi]

Hi Everyone,

Property taxes can be one of the biggest yearly expenses for both homeowners and real estate investors. If your property is over-assessed, you might be paying more than necessary. Here’s a breakdown of how property tax appeals typically work and what to consider.

1. What is a Property Tax Appeal?

A property tax appeal is a formal request to your county or appraisal district to review your property’s assessed value. If evidence shows your property has been overvalued, the county may lower your assessment, reducing your taxes.

2. When Should You File?

• Texas: Appeals usually follow April/May notices, with deadlines around mid-May.

• Other states: Deadlines vary, so always check your local appraisal district rules.

Missed the deadline? Some counties accept “good cause” letters, but acceptance is at the county’s discretion.

3. Evidence to Gather

To strengthen your appeal, consider:

• Comparable sales from the last 6–12 months of similar properties.

• Property record accuracy (square footage, garage, pool, additions).

• Photos showing property condition or issues.

• Income/expense analysis for rental or commercial properties.

• Exemption checks (homestead, veteran, senior, etc.).

• Optional expert reports for high-value or complex cases.

4. Filing & Hearing Process

1. Submit your appeal and supporting documents before the deadline.

2. County may adjust immediately or schedule a hearing.

3. Attend hearing to present evidence clearly.

4. County sends a decision letter with the updated assessment and bill.

5. Common Mistakes

• Missing deadlines.

• Submitting weak or unclear evidence.

• Forgetting applicable exemptions.

• DIY filings without checking county-specific rules.

6. State Differences

• Texas: Sales data is often limited, so appeals rely more on equity, income, and cost approaches.

• California: Full disclosure allows combining comps and income analysis, but rules are stricter.

Discussion:

Have you recently filed a property tax appeal in your county? What strategies worked, and what challenges did you face?