Washington Property Tax Appeals: July 1 & 60-Day Rules
Researched from official Washington sources · Updated October 2026
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How Washington Assessment Appeals Work
Washington county assessors value property each year as of January 1 and mail notices of value. If you think your value is too high, you file a petition with the county Board of Equalization (BOE). The Department of Revenue publishes a Board of Equalization manual that describes the process for owners and boards. WA DOR, BOE Manual
The Deadline: July 1 or 30 Days, Whichever Is Later
The petition is due on or before July 1 of the assessment year, or within 30 days after the date the assessment or value change notice was mailed, whichever is later. If the assessor sent the notice electronically, the 30 days run from the electronic transmission or from the date the owner was told it was available. A county legislative authority can adopt a longer limit of up to 60 days. The petition must be on a form prescribed or approved by the Department of Revenue. RCW 84.40.038
That makes the exact date depend on when your county mailed your notice. Read the date on the notice and count from it.
The board may waive the filing deadline if the petition is filed within a reasonable time afterward and you show good cause, such as the death or serious illness of the taxpayer or immediate family, a documented postal delay, or incorrect written advice from board or assessor staff. The board's decision on a waiver is final. Do not plan on it. RCW 84.40.038
The county Board of Equalization meets in open session each year on July 15, or within 14 days of certification of the assessment rolls, whichever is later (RCW 84.48.010). The Department of Revenue's manual describes a 28-day session. If you disagree with the board's decision, you can appeal to the State Board of Tax Appeals. WA DOR, BOE Manual
The 2026 petition window has passed for most owners. The next one follows your 2027 notice of value. Counties we track appear with a countdown in the table above the county list and on the deadlines page.
Tax Due Dates
Washington property taxes are paid in two halves. The first half is due April 30 and the second half October 31. WA DOR, Property Tax Calendar
Exemptions
The Property Tax Calendar lists March 31 as the date for certain nonprofit exemption applications. Senior and disabled exemption programs are run by county assessors, so ask your county assessor about eligibility and dates. WA DOR, Property Tax Calendar
What Evidence Works
- Recent sales of comparable homes near January 1 of the assessment year.
- Photos and repair estimates for condition problems.
- Errors on the assessor's property record, such as wrong square footage.
- A recent appraisal as of January 1, if you have one.
Where Grove Hopper Fits
Grove Hopper is a research tool. We look at your property, flag whether it looks over-assessed and prepare your appeal documents. You review, sign and file them yourself with your county Board of Equalization. We are not attorneys, accountants or a tax firm. The free check is at the top of this page.
Pick your county below for its assessor, board and next date.
Washington property tax FAQs
What is the deadline to appeal a Washington property assessment?
A petition to the county Board of Equalization is due on or before July 1 of the assessment year, or within 30 days after the date the assessment or value change notice was mailed, whichever is later (RCW 84.40.038). A county can adopt a limit of up to 60 days.
When does the Board of Equalization meet?
The board meets in open session each year on July 15, or within 14 days of certification of the assessment rolls, whichever is later (RCW 84.48.010).
What if I disagree with the county board?
You can appeal to the State Board of Tax Appeals.
What date is my property valued as of?
Washington values property as of January 1 of the assessment year.
When are Washington property taxes due?
The first half is due April 30 and the second half October 31.
Enter your address — get your verdict, your dollar savings estimate, and your county's deadline in about two minutes. Free, sources shown, no account.
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Washington county appeal deadlines on the clock
Live countdown from the deadline each county guide lists. Each row links to the county guide with the official source for that date. Always confirm against the date on your own notice.
| County | Deadline | Status |
|---|---|---|
| Pierce County | Jul 1, 2027 | 266 days out |
All 5 Washington county guides
Grove Hopper is a research tool with reminders and document preparation. We prepare your appeal documents and you review, sign, and file them yourself. We never file or represent anyone, and we are not attorneys, accountants, or a tax firm. Dates and rules here come from the official pages linked above and can change; check your notice and your county's site before you file.
The free check pulls your actual assessment, compares it to nearby sales, and tells you the dollar answer — for any Washington address.
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