Am I Over-Assessed?
Enter your property details to see how your assessed value compares to an estimated market value range. If you're overpaying, we'll show you exactly how to appeal.
How to Appeal Your Property Taxes
Follow these five steps to challenge your property tax assessment and potentially lower your tax bill.
1. Review Your Assessment Notice
Check your property tax assessment notice for your assessed value, the assessment ratio, and any exemptions applied. Verify all property details — square footage, lot size, bedroom/bathroom count — are accurate.
2. Research Comparable Properties
Find 3-5 recently sold properties similar to yours in size, age, condition, and location. Look for homes that sold below your assessed value. Your county assessor's website and real estate sites are great resources.
3. File Your Appeal on Time
Submit your appeal before your state or county's deadline. Most jurisdictions require a formal written appeal. Include your property details, reason for appeal, and supporting evidence.
4. Present Your Case
Attend the hearing with organized evidence: comparable sales, photos of property condition issues, independent appraisals, and any errors in the assessment. Be concise and factual.
5. Receive a Decision & Next Steps
The review board will issue a decision, often within a few weeks. If denied, most states allow further appeal to a state tax tribunal or court. Consider consulting a tax attorney for higher-level appeals.
Appeal Deadlines by State
Property tax appeal deadlines vary widely. Click any state to see detailed appeal info, tips, and contact info.
| State | Appeal Deadline / Period | |
|---|---|---|
| Alabama | Within 30 days of notice | |
| Alaska | 30 days after assessment notice | |
| Arizona | Within 60 days of notice | |
| Arkansas | 3rd Monday in August | |
| California | July 2 – September 15 | |
| Colorado | May 1 – June 1 | |
| Connecticut | February 20 | |
| Delaware | Varies by county | |
| Florida | Within 25 days of TRIM notice | |
| Georgia | Within 45 days of notice | |
| Hawaii | Varies by county (Jan–Apr) | |
| Idaho | 4th Monday in June | |
| Illinois | Within 30 days of publication | |
| Indiana | Within 45 days of notice | |
| Iowa | April 2 – April 30 | |
| Kansas | Within 30 days of notice | |
| Kentucky | Within 1 year of Jan 1 assessment | |
| Louisiana | Within 15 days of public notice | |
| Maine | Within 185 days of commitment | |
| Maryland | Within 45 days of notice | |
| Massachusetts | February 1 (actual tax bill date) | |
| Michigan | March Board of Review (early March) | |
| Minnesota | April 30 (Open Book) / June Board | |
| Mississippi | Within 15 days of rolls opening | |
| Missouri | 2nd Monday in July | |
| Montana | Within 30 days of notice | |
| Nebraska | June 1 – June 30 | |
| Nevada | January 15 | |
| New Hampshire | March 1 (abatement application) | |
| New Jersey | April 1 | |
| New Mexico | Within 30 days of notice | |
| New York | Grievance Day (varies, typically May–June) | |
| North Carolina | Varies by county | |
| North Dakota | April local meeting | |
| Ohio | March 31 | |
| Oklahoma | Varies by county | |
| Oregon | December 31 – petition / January 15 for BoPTA | |
| Pennsylvania | Varies by county (Aug–Oct typical) | |
| Rhode Island | Within 90 days of tax bill | |
| South Carolina | Within 90 days of notice | |
| South Dakota | 3rd Monday in March | |
| Tennessee | June 1 – June 12 (County Board) | |
| Texas | May 15 or within 30 days of notice | |
| Utah | Within 45 days of notice | |
| Vermont | Within 14 days of notice | |
| Virginia | Varies by locality | |
| Washington | July 1 or within 60 days of notice | |
| West Virginia | February 1 – February 20 | |
| Wisconsin | Within 30 days of Open Book | |
| Wyoming | Within 30 days of notice |
What Evidence Do You Need?
A strong appeal relies on solid documentation. Gather as many of these items as possible before your hearing.
- Recent comparable sales (3-5 similar properties that sold near your assessment date)
- An independent property appraisal from a licensed appraiser
- Photos documenting property condition issues (foundation problems, outdated systems, needed repairs)
- Your property tax assessment notice showing the assessed value
- Property record card from your assessor's office (verify all details are accurate)
- MLS listings or recent sale prices of neighboring homes
- Documentation of any environmental issues (flood zone, contamination, noise)
- Proof of recent sales price if you purchased the property recently
- Records of assessments on comparable neighboring properties
- Any correspondence from the assessor's office regarding your property
Michigan Property Tax Appeal
Michigan has a specific appeal process through local Boards of Review. Here's what Michigan homeowners need to know.
Michigan Appeal Window
In Michigan, property owners must appeal to the local Board of Review in March of each year. The March Board of Review typically meets during the first two weeks of March. You'll receive your assessment notice in February — review it immediately.
Board of Review Process
File a petition (Form L-4035) with your local Board of Review. You can appear in person or submit a written appeal. The Board will review your evidence and render a decision. Michigan assesses at 50% of true cash value (market value), so your assessed value should be roughly half of what your home would sell for.
If Denied: Michigan Tax Tribunal
If the Board of Review denies your appeal, you may file a petition with the Michigan Tax Tribunal by July 31 for residential property. The Tribunal provides an independent review of your assessment.
Kent County
- Board of Review: Meets in early March at your local municipality (Grand Rapids, Wyoming, Walker, etc.)
- Assessment Notices: Mailed in February. Review your Assessed Value and Taxable Value.
- Key Tip: Kent County has a large volume of appeals — arrive early and bring organized comparable sales data from the Grand Rapids metro area.
- Contact: Kent County Equalization Department — (616) 632-7570
Ottawa County
- Board of Review: Meets first two weeks of March in each township (Holland, Grand Haven, Zeeland, etc.)
- Assessment Notices: Typically mailed by the end of February. Pay attention to changes in Assessed and Taxable Value.
- Key Tip: Ottawa County's lakeshore communities (Grand Haven, Holland) may have higher assessments — waterfront proximity significantly affects value.
- Contact: Ottawa County Equalization Department — (616) 738-4000
Look Up Any Michigan County
Select any of Michigan's 83 counties to see specific Board of Review info, tips, and contact details.