Property tax appeals · checked 23 October 2026
How to dispute your property taxes
You can't usually dispute the tax rate, which local governments set. What you can dispute is the value the assessor put on your home, and since the bill is roughly value times rate, a lower value means a lower bill. The steps are much the same everywhere.
Want the answer for your own case? Use the tool, then read on for the details.
Check if my home is over-assessed1. Find your deadline first
Appeal windows are short, often 30 to 45 days after the assessment notice is mailed, and a missed deadline usually means waiting a year. Your notice states the deadline; if you've lost it, the assessor's website will have it. Deadlines by state and county · Cook County townships.
2. Check the facts on your property record
Look up your home on the assessor's website and check square footage, bedrooms, bathrooms, lot size, basement, garage and condition. A mistake here is the easiest appeal to win, because you only need to show the record is wrong.
3. Pick the strongest argument
| Argument | Evidence |
|---|---|
| Overvaluation: the home would sell for less | 3 to 5 recent sales of similar nearby homes, a recent appraisal, or your own purchase price if you bought recently |
| Uniformity: similar homes are valued lower | Assessed values of comparable homes on your street or in your area |
| Condition: problems the assessor doesn't know about | Photos, repair estimates, inspection reports |
How to choose comparable sales.
4. File, usually online and free
Most assessors and review boards accept appeals online with no fee, and you don't need a lawyer. Keep your argument short: what value you think is right and why, with the evidence attached. Some places, such as Texas, hold a short hearing where you present it.
5. If it fails, go to the next level
Most states have a second step: a county board of review or equalization, then a state appeals board or tax court. In Cook County, for example, you can go from the Assessor to the Board of Review, then to the state Property Tax Appeal Board.
Don't forget exemptions
Separately from the value, make sure every exemption you qualify for is on your bill: homestead, senior, disability, veteran. Missing ones are often the quickest saving, and some can be claimed back for past years. Cook County exemptions · missed Texas homestead exemption.
Should you use an appeal company?
Appeal companies and attorneys usually charge a share of the first year's saving. That can be worth it for unusual or high-value properties. For an ordinary home with clear comparables, filing yourself is usually straightforward and keeps the whole saving. What appeal companies charge.
Check if my home is over-assessed
Going to a hearing? Here is what to say at a property tax appeal hearing.
General guidance; rules, deadlines and forms differ by state and county. Always follow the instructions on your own assessment notice.