Learn About Assessment Appeals and Your Options

How Property Assessors Calculate Your Home's Value

Property assessment is the process your local government uses to estimate the market value of your real estate. This value becomes the basis for calculating your property tax bill. Most homeowners are surprised to learn that the assessed value is not always the same as what you paid for your home or what it might sell for today. Understanding how assessors arrive at their numbers is the first step toward recognizing whether an assessment might be inaccurate.

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Assessors typically use three main approaches to value property. The first is the sales comparison approach, which looks at recent sales of similar homes in your area. An assessor will identify properties that share characteristics with yours—such as square footage, lot size, age, condition, and location—and adjust their sale prices up or down based on differences. For example, if your home sold for $300,000 two years ago and a nearly identical home on your street sold last month for $320,000, the assessor might use that recent sale as a reference point. This method works well in markets with frequent home sales and is often weighted heavily in residential assessments.

The cost approach, the second method, calculates what it would cost to rebuild your home from scratch, then subtracts depreciation for age and wear. An assessor determines the land value separately, then estimates construction costs based on square footage, materials, and local building standards. If your home was built in 1985 and shows significant wear on the roof and foundation, the assessor will reduce the replacement cost to reflect this deterioration. This approach is particularly useful for newer homes or properties where comparable sales data is limited.

The income approach, the third method, is mainly used for rental properties, apartment buildings, and commercial real estate. An assessor estimates how much annual income the property could generate through rent, then applies a capitalization rate to determine value. A four-unit apartment building generating $40,000 in annual rental income might be valued differently depending on local market capitalization rates, which typically range from 5% to 8%.

Beyond these three core methods, assessors consider many specific factors that influence value. Location is critical—a home in a highly rated school district typically sells for more than an identical home in an area with lower-rated schools. Proximity to highways, shopping, parks, and employment centers affects desirability. Physical characteristics matter significantly: square footage, number of bedrooms and bathrooms, basement finish, deck size, garage spaces, and roof condition all figure into the calculation. Functional obsolescence—such as outdated wiring, plumbing from the 1950s, or a floor plan that doesn't match current preferences—can lower value. External factors like nearby industrial sites, airports, or environmental concerns also play a role.

Most assessment offices conduct "drive-by" inspections every few years or rely on data collected during previous full inspections. Many assessors now use computer-assisted mass appraisal (CAMA) systems that apply algorithms to comparable sales data to estimate values across entire neighborhoods at once. Some offices update assessments annually, while others do it every three, five, or even ten years depending on state law. Your assessment is only as current as the data the assessor has on file.

Practical takeaway: Request a copy of your property assessment record from your local assessor's office. This document will show which method was used, what comparable properties were selected, and what characteristics the assessor recorded about your home. If the recorded information contains errors—such as listing four bedrooms when you have three, or claiming a finished basement when yours is unfinished—this discrepancy could justify an appeal.

The Property Assessment Appeal Timeline and Process

The assessment appeal process varies by state and county, but most follow a similar structure with specific deadlines and procedures. Understanding the timeline is essential because missing a deadline typically means losing your right to appeal for that tax year. Many property owners discover their assessment long after the appeal window has closed, which is why knowing these dates matters.

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In most jurisdictions, the process begins when your local assessor's office publishes the preliminary assessment list. This is usually a public document available in early spring or late winter, though timing varies. You should receive notice of your assessment—either by mail or through a public notice in a local newspaper. This notice typically includes your assessed value, a deadline to request a review or file an appeal, and contact information for the assessor's office. In many areas, this deadline is 30 days from the notice date, though some states allow 45 or 60 days. Missing this first deadline is critical because it closes the door to the informal review process.

The informal review stage is your first opportunity to challenge the assessment. You contact your assessor's office to request a review, usually by phone, email, or in-person visit. During this stage, you present your evidence—such as recent appraisals, inspection reports, documentation of property damage or defects, or comparable sales data showing lower values in your area. The assessor or a staff member will listen to your concerns and may adjust the assessment on the spot if the evidence is compelling. This stage is less formal than a hearing; you're not presenting to a board, just making your case to the assessment office. Many appeals are resolved at this stage without moving forward. If the assessor denies your request or offers only a partial adjustment, you can proceed to the formal appeal.

The formal appeal typically goes to a Board of Assessment Appeals, Assessment Review Board, or similar body depending on your state's terminology. You must file a formal written appeal, usually within 30 to 60 days after the informal review ends. This filing requires specific documentation: a completed appeal form (available from your assessor's office), a written explanation of why you believe the assessment is wrong, supporting evidence, and sometimes a filing fee (though many jurisdictions waive fees for residential properties). Your written statement should be clear and specific. Rather than saying "my assessment is too high," you might write: "The assessed value of $380,000 is incorrect because comparable properties at 42 Oak Street (sold November 2023 for $310,000) and 55 Maple Avenue (sold January 2024 for $315,000) are similar in size and condition but sold for significantly less."

Once you file the formal appeal, the board schedules a hearing, typically 30 to 90 days later depending on caseload. You'll receive notice of the hearing date, time, and location. At the hearing, you present your case before one or more board members. This is more formal than the informal review—you may need to swear to tell the truth, and the assessor's office may also present their position. You can bring documents, photographs, inspection reports, or expert appraisals. Some jurisdictions allow you to bring an attorney or professional appraiser, though many residential appeal hearings are handled by the homeowner alone. The board will listen to both sides and make a determination, usually within a few weeks. If the board denies your appeal or you're unsatisfied with the outcome, you may be able to appeal to a higher court, though this step involves more expense and complexity.

The entire process from notice to final determination typically takes 4 to 6 months. In heavily backlogged areas, it can take longer. During this time, your tax bill may be based on the original assessment unless your jurisdiction allows provisional adjustments. Some areas require you to pay taxes based on the current assessment while your appeal is pending, with a refund issued if you win. Others allow you to pay a reduced amount if you post a bond or deposit.

Practical takeaway: Mark your calendar with the date you received your assessment notice, then add 30 days. Contact your assessor's office by phone or in person well before that deadline to request an informal review. Write down the name of the person you speak with and what was discussed. If you need to file a formal appeal, do so at least 5 days before the deadline to allow time for processing and to confirm receipt.

Common Reasons Property Owners Challenge Assessments

Property owners challenge assessments for many legitimate reasons. The most frequent grounds for appeals fall into a few broad categories: assessment errors in the recorded property data, significant changes to property condition, use of inappropriate comparable properties, and errors in valuation methodology.

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Assessment data errors are surprisingly common. Assessors maintain records on thousands or tens of thousands of properties, and mistakes happen. The most typical errors involve the physical description of the property. An assessor's records might list your home as having 4 bedrooms when you actually have 3. Perhaps the square footage is listed as 2,200 when your home is actually 1,950. A finished basement might be recorded when yours is unfinished, or vice versa. The assessor might claim