When you receive your property tax assessment, it's important to review it carefully. These notices are mailed out to you between April and May.  Depending on your county, typically, you will only receive a notice if your property’s value has increase by more than $1,000.  Start by comparing the assessed value of your home with recent sale prices of similar properties in your area. This will give you a sense of whether your assessment is reasonable. 

Most counties will mail you a postcard or letter indicating the proposed value for the upcoming year, which usually includes a specific website and code related to your property. You can potentially reduce your taxes by visiting the website, entering the provided code, and answering a series of questions regarding your protest. Often, the site will automatically suggest a new value. If you agree with the adjusted value and do not wish to proceed with a formal protest, simply follow the website's prompts and confirm your acceptance. If you disagree, you can set up a formal in-person meeting with the county to arrange a date and time for your protest.

Next, gather evidence to support your case. This might include recent appraisals, photographs of your property's condition, or documentation of any factors that could negatively impact your home's value, such as nearby construction or environmental concerns.  Online real estate website platforms typically have a way to show recently sold homes.  Additionally, if you have contractor estimates for repairs that your home may need, it would also help your case.  Make 4 copies of your photos, related estimates and sales within the last year to share at your tax protest meeting.  The goal is to provide evidence of the worst aspects of your home, not the upgrades or positives it may provide you.

Once you have your evidence, contact your local tax assessor's office to setup a official protest and discuss your findings. During the meeting be polite and professional; remember, they're there to help you understand the process. If the informal discussion doesn't lead to a satisfactory outcome, you may need to file a formal appeal. This process can vary by location, so be sure to understand your local procedures and deadlines.

It might also be beneficial to hire a professional appraiser who can provide expert testimony or an independent appraisal to strengthen your case. Additionally, there are several companies you can hire to represent you to dispute the value, on your behalf.  Search online for property tax consultants and you will find several, local to your area.  It’s critical to look and research the pricing of each company, as some re much higher than others.  The typical cost to hire a representative for a property tax protest is typically a contingency fee of 25% to 50%  or more, of the tax savings they achieve for you.  So if a firm charges 30% contingency fee and saves you $1,000, their fee would be $300.  Keep in mind, by hiring them, instead of you driving down to the appraisal district office and presenting in person your protest yourself, they will do all of that for you. 

Another option would be to get some help from your real estate agent.  However, if you request past sales data from a local Realtor, like myself, keep in mind, they are not getting compensated at all for providing this information to you.  It would behoove you, to at minimum offer to donate something for their time and efforts in providing this information to you.  Understand, most if not all of the real estate agents you will be requesting to work on your behalf, will make $0 dollars per hour and only get paid when you buy or sell a home.  If fact, I would be shocked if the real estate agent you contact earns a per hour or yearly salary as the majority of us work solely on commission sales.  In other words, be courteous and offer something for their troubles.  Examples for this, would be a Starbucks or Chipotle gift card, gas card, or even an actual preloaded generic gift card.  Understand that the real estate agent will be providing all of the information to you, but you will be the person presenting it during your dispute with the county and additionally, you will need to make at least 4 copies of all of the information for everyone on the panel.  That’s 4+ copies of the photo’s of your home, related contractor estimates, and 4+ copies of the past sales that occurred within the 6 to 12 months prior to January 1st to of the tax year you are protesting.

Remember to present your evidence clearly and concisely, focusing on factual discrepancies rather than emotional arguments.

Keep in mind that fighting your property tax value can be time-consuming, but if successful, it can lead to significant savings over time. Stay organized, diligent, and patient throughout the process, and don't hesitate to seek professional assistance if needed.

During the tax protest meeting, you'll have the opportunity to present your case typically to a three person panel and or a representative from the tax assessor's office, who is typically a professional appraiser that works for the county you are in. Be prepared to clearly explain why you believe your home's assessed value is inaccurate. Begin by presenting the evidence you've gathered, such as recent sales data of comparable properties, appraisals, and any photographs or documentation that highlight discrepancies or issues affecting your home's value.  It’s also important to know that the sales price isn’t everything, as it’s common for the Seller to pay a portion of the buyer’s closing costs, therefore reducing the total net of the sale.

The officials will review your evidence, ask questions for clarification, and may provide their own data to justify the current assessment. It's important to listen carefully and address any concerns or counterarguments they present. Approach the discussion with an open mind, as they may offer insights into factors you hadn't considered.

Depending on the outcome of this meeting, there may be a few scenarios to anticipate. If the panel agrees with your evidence, they may adjust your property's assessed value, leading to a reduced tax bill. If they do not agree, they'll explain their reasoning, giving you the opportunity to decide if you wish to pursue a formal appeal.

Remember, the goal of this meeting is to reach a fair and equitable resolution, so maintaining a respectful and collaborative demeanor can greatly aid in achieving a positive outcome.

Typical schedule of events include:

After the protest period and final tax rates are set, tax bills are sent out beginning in October.

The deadline to file a protest is generally May 15, or 30 days after the appraisal district mails you your notice, whichever is later.

The deadline to pay your property taxes is January 31st of the following year.

Thanks again and best of luck to you on saving some money!