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Property Tax Appeal Calculator
Many homes are over-assessed by 5-15%. Appealing can cut annual property tax meaningfully — but the filing fee, evidence gathering, and hearing time cost money too. This calculator sizes annual and lifetime savings against appeal cost and the realistic probability of success.
0 if DIY
Expected lifetime net savings
$1,768
Annual savings (year 1)
$473
Hold-period savings (deterministic)
$3,513
Prob-weighted lifetime savings
$2,283
Total appeal cost
$515
Payback months
13.1
Over-assessment
$35,000
How the math works
On $35K over-assessment at 1.35% tax rate: annual savings $473, 7-year deterministic savings ~$3,500. At 65% success probability, expected value ~$2,275 against $515 appeal cost = $1,760 expected net. Strong buy.
Run the math before filing. If your over-assessment is only $5K at 1%, annual savings is $50 — filing cost wipes out the first 12-24 months. Not worth the time unless the delta widens.
How to Use
- Enter current assessed value, your estimate of fair market value, and the tax rate.
- Enter appeal filing cost (often $0-$75) and representation cost if using a firm (usually 30-50% of year-1 savings).
- Set success probability based on over-assessment severity.
- See annual savings, 5-year, and lifetime savings net of appeal cost.
Frequently Asked Questions
When is an appeal likely to succeed?
Assessment more than 5-10% above comparable recent sales in the same neighborhood. Documented property defects (roof, foundation, flood history) not reflected in assessment. Successful recent appeals by neighbors. County reassessment error (wrong sq ft, bedroom count, lot size). Less than 5% over-assessment rarely wins — filing cost exceeds probable savings.
Should I hire a firm?
Firms charge 30-50% of year-1 savings (some 100% of year-1). Worth it for over-assessments > $30K where savings comfortably exceed fee. DIY works for clear-cut cases where comparable sales data is easily pulled from your county's public records.
Will my assessment go up more later as punishment?
No — assessments follow the county's schedule (annual or triennial) regardless of appeal history. Successfully appealed homes sometimes see faster 'catch-up' increases in later reassessments if the market heats up, but this isn't retaliation — just the normal cycle.
What evidence wins appeals?
Recent sales of closely comparable homes (within 0.5 miles, same bedroom/bath count, similar sq ft and year built). Professional appraisal from within 12 months ($400-$600). Photos of specific property defects. Copies of county data showing errors (wrong sq ft recorded, etc.).
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