Avoid These Common Mistakes When Filing a Property Tax Appeal

According to data from the National Taxpayers Union, between 30% to 60% of properties in the United States are over-assessed, meaning millions of property owners could be paying more than their fair share in property taxes¹. What's more encouraging is that studies indicate 40% to 60% of property tax appeals result in a reduction of the assessed value¹, a fact echoed in many property tax appeal success stories. However, success depends largely on avoiding critical errors during the appeal process. This comprehensive guide outlines the most common mistakes property owners make when appealing their property taxes and provides actionable strategies to help you build a successful case.

Missing Critical Deadlines

Perhaps the most consequential mistake in the property tax appeal process is missing the filing deadline. Failing to submit your appeal by the specified deadline can result in completely losing your right to appeal for that tax year². Check our guide on 2025 Property Tax Appeal Deadlines to ensure you don't miss yours.

Deadline Basics

Typically, property owners have until May 15th or 30 days after receiving their Notice of Appraised Value to file a property tax appeal². The exact deadline varies by jurisdiction, making it essential to verify the specific timeline in your area. Limited exceptions exist for missed deadlines, but they are rare and difficult to qualify for².

Prevention Strategy

Mark your calendar as soon as you receive your assessment notice. Consider setting multiple reminders leading up to the deadline, and if possible, aim to file at least a week before the final date to account for any unexpected delays or complications.

Lack of Preparation and Documentation

Walking into a hearing without proper documentation or research significantly weakens your case and reduces your chances of a successful appeal².

Essential Documentation

A well-prepared appeal should include:

• Notice of Appraised Value
• Comparable property information (Learn how to select the best ones in our Ultimate Guide to Comparable Properties)
• Photographs of your property and any defects
• Repair estimates for significant issues
• Professional appraisals or market analyses
• Income and expense statements (for rental or commercial properties)²

Evidence Quality Matters

The quality of evidence can make or break your appeal. Evidence used in property tax appeals can include appraisals, photographs, comparable sales reports, and documentation of property defects³. Failing to provide sufficient evidence is a common reason appeals are rejected⁴.

Arguing About Tax Amounts Instead of Property Value

One of the main reasons property tax appeals fail is that owners focus on arguing that their taxes are too high rather than demonstrating that their property's assessed value is inaccurate².

The Correct Approach

Tax boards cannot consider your ability to pay or general complaints about tax increases⁵. Instead, focus exclusively on proving that the market value assigned to your property is incorrect. This requires evidence-based arguments comparing your property to similar properties that have recently sold for less than your assessed value⁵. Understand the basics in our Property Tax Appeals 101 guide.

Not Checking Assessor Records for Errors

The easiest way to win an appeal is often finding errors in the county's records about your property⁵.

Common Record Errors

Factual inaccuracies might include incorrect information about:

• Property square footage
• Number of bedrooms or bathrooms
• Property condition
• Lot size
• Improvements that don't exist⁴⁵

Even a modest error in square footage can significantly impact your assessment. Review your property record card carefully and compare it to your actual property specifications.

Improper Use of Comparable Properties

Using inappropriate comparable properties or misunderstanding how comparables work in the appeal process can derail your case⁵³.

Don'ts of Using Comparables

• Don't rely on the assessed value of neighbors' homes as evidence⁵
• Don't base an appeal on raw comparisons of square footage or acreage⁵
• Don't use listing prices instead of actual sale prices⁵
• Don't use properties that are significantly different from yours in age, style, condition, or location

Effective Comparable Selection

The best comparables are:

• Similar nearby properties
• Sales that occurred close to the January 1 assessment date
• Properties with similar features, age, and condition to yours⁵

Many real estate agents can help you find appropriate comparable sales data, or you can check with your county assessor's office for relevant information⁵. Our guide on comparable properties provides detailed steps.

Misunderstanding the Appeal Process

Each jurisdiction has its own specific appeal procedures, and misunderstanding this process can lead to immediate dismissal of your case⁴. Learn how Grove Hopper simplifies this.

The Typical Appeal Process

Most jurisdictions follow a multi-level appeal process:

1. Initial review with the local assessor's office
2. Formal hearing before a property tax appeal board
3. Appeal to a tax court or higher authority if necessary⁶

Each level has different rules of evidence, procedural requirements, and standards of review. Research your local process thoroughly before beginning your appeal.

Failing to Document Property Condition Issues

If your property has significant defects or condition issues that affect its value, failing to document these problems properly can result in an unsuccessful appeal⁵.

Effective Documentation

• Take clear photographs of all defects or damage
• Obtain professional repair estimates for significant issues
• Document how these conditions affect the property's marketability
• Compare your property's condition to the condition of comparable properties²⁵

Remember that normal wear and tear typically doesn't count toward value reduction, but significant defects that affect functionality or marketability do⁵.

Not Appearing in Person at Hearings

While written appeals are possible in most jurisdictions, appearing in person significantly increases your chances of success⁵.

Benefits of Personal Appearance

• Ability to answer questions and clarify points
• Opportunity to present visual evidence more effectively
• Chance to respond to counterarguments in real-time
• Shows the board you take the matter seriously⁵

If you do appear in person, remember to be courteous and professional. Board members are citizens too, and maintaining a respectful demeanor can help your case⁵.

Conclusion

Property tax appeals can result in significant savings for property owners, with studies showing that 40-60% of appeals end in reduced assessments¹. By avoiding these common mistakes, you substantially increase your chances of a successful outcome.

Remember that the key to success lies in thorough preparation, proper documentation, and focusing on the market value of your property rather than your tax bill. Checking for errors in your assessment, selecting appropriate comparable properties, understanding the appeal process, and properly documenting property condition issues will give you the strongest possible case.

Whether you choose to handle the appeal yourself or work with a professional tax appeal service, these principles remain the same. With careful attention to detail and strategic preparation, you can ensure you're not paying more than your fair share in property taxes.

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Footnotes

1. https://sanguinesa.com/unlocking-the-benefits-of-property-tax-appeals-how-they-impact-cash-flows-and-enterprise-value/ ↩ ↩² ↩³

2. https://www.poconnor.com/avoid-these-common-mistakes-when-appealing-your-property-taxes/ ↩ ↩² ↩³ ↩⁴ ↩⁵ ↩⁶ ↩⁷

3. https://www.mirnelaw.com/articles/winning-the-tax-appeal-avoiding-seven-common-mistakes/ ↩ ↩²

4. https://guidingcounsel.com/california-property-tax-appeals-a-comprehensive-guide-for-property-owners/ ↩ ↩² ↩³

5. https://clark.wa.gov/sites/default/files/dept/files/board-of-equalization/documents/dosdonts.pdf ↩ ↩² ↩³ ↩⁴ ↩⁵ ↩⁶ ↩⁷ ↩⁸ ↩⁹ ↩¹⁰ ↩¹¹ ↩¹² ↩¹³ ↩¹⁴ ↩¹⁵ ↩¹⁶

6. https://mvlslaw.org/wp-content/uploads/2023/10/How-To-Appeal-Your-Property-Assessment-Factsheet.pdf ↩