How your numbers are produced
Every report is researched against your specific parcel. No templates, no county averages standing in for your house. This page documents the inputs, the three valuation angles, and what each number on your report represents.
Three valuation angles, evaluated per parcel
Most people think an appeal is one argument: my house isn't worth what the county says. That's one of three, and often not the strongest. Every report evaluates all three against your parcel and anchors the recommendation to whichever the evidence supports best.
Recent sales of genuinely comparable homes, adjusted for square footage, bed and bath count, lot size and condition. A sale of your own property close to the valuation date is the strongest single piece of evidence in an appeal, and the research looks for one first.
Is your home assessed at a higher fraction of its market value than similar homes nearby? Counties reassess in bulk, and bulk methods produce these gaps routinely. A property can be assessed at a defensible market value and still be assessed unfairly relative to its neighbours. That's a separate, winnable argument, and it's the one most homeowners filing alone never make.
The assessor's record card carries a square footage, a bedroom and bathroom count, a lot size and a year built. When those overstate the property, the assessment is built on bad inputs. This is the cleanest kind of appeal to win because it's a factual correction rather than a matter of opinion.
The recommended value is always set below your current assessed value, and it's the strongest defensible ask the evidence supports — the ceiling of a reasonable outcome rather than the expected result.
Where the data comes from
Two tiers, and the difference is worth understanding.
Direct integration. For Philadelphia, PA and Palm Beach County, FL we read your assessed value programmatically from the government's own system — Philadelphia's open-data API and the Palm Beach County Property Appraiser's record pages. That figure is handed to the research as ground truth and cannot be overridden. It includes the full year-by-year valuation history, which is what lets the analysis distinguish this year's value from last year's.
Live research. Everywhere else, the analysis researches your property when you run the report: the county assessor's portal first, then recorded sales and listing-site records for comparables. It prefers a dated valuation from an official portal over a listing-site estimate, which can lag a year or two behind.
Tier one is a database read. Tier two is research performed in the moment, and it can misread a page or miss the right source. When it can't confirm a value after several attempts, the report says so rather than guessing. Either way, every source URL appears on your report so you can check the work.
How the savings figure is computed
Your current annual tax, minus the annual tax at the recommended value, using your county's actual millage rate. It's what you'd save each year if the appeal succeeds at the full requested value.
It is not probability-weighted. A parcel at 12% odds and a parcel at 70% odds show the same dollar figure when the underlying gap is the same size, because the two numbers answer different questions: how much is at stake, and how likely you are to get it. Boards also grant partial reductions routinely — less than requested, more than zero.
What the success probability represents
It's an estimate of your odds of winning some reduction, produced by the same research model that reads your county records and comparables. It weighs published national appeal success rates, any state or county-level data it finds during research, and how strong your specific evidence is across the three angles above.
It is not a win rate measured from our own cases. We charge $50 once and never take a percentage of your savings, so we have no financial hook into what happens after you file — you file it yourself, and the outcome sits with your county's board. There is an optional field where customers can tell us how a case ended. Nobody has used it yet, so we have no outcome data and we don't claim any.
A contingency firm taking 25–50% of your first year's savings knows its win rate precisely, because it only gets paid when it wins. That's a real advantage of that model, and it costs you a large share of the savings. Ours costs $50 and labels the percentage as an estimate.
If you give us your own assessed value
We build the case on your number. Assessment notices are mailed, and a mailed notice is frequently more current than what a county portal shows on the day we check it. If our own research turns up a different figure, we log it internally as a signal to check our sources — it never overrides what you told us and never comes back to you as a correction.
What we do and don't do
We prepare documents: the completed form answers, an appeal letter, the comparable sales evidence, a valuation narrative, and a filing plan with your county's deadline, forms and submission address. You sign and file it.
We don't file on your behalf, don't represent you before a board, and don't take a percentage. $50 per parcel, once, win or lose. If the free analysis doesn't find a real case, it says so and we don't ask you to pay.
The one outside figure we cite is the National Taxpayers Union Foundation's estimate that 30–60% of US property is over-assessed while under 5% of owners appeal. That describes the market, not your parcel — estimating your parcel is what the rest of this page is about.
Every report lists the exact URLs its research consulted. See a real, unedited sample report for what that looks like.