Is it worth appealing my property taxes?
Is it worth appealing my property taxes?
Usually yes: of the small share of homeowners who appeal, between 30% and 50% win some kind of reduction, filing is typically free, and in most states your value cannot be raised as a result.
It is worth appealing when three things line up: your assessment looks too high, the deadline hasn't passed, and you can find supporting evidence in a few hours.
The odds favor those who try. According to Pete Sepp, president of the National Taxpayers Union, via Bankrate (Oct 31, 2025): "Somewhere between 3% and 5% of homeowners actually file an appeal, and of those, between 30% and 50% win some kind of reduction." Most homeowners never file, so a modest effort puts you ahead of the field.
The cost to file is low. In most jurisdictions filing an appeal is free or carries only a nominal per-parcel fee (a handful of states and counties charge a small filing fee). You can almost always represent yourself — the Texas Comptroller, for example, confirms an owner may present their own case without an attorney or agent, and the same is true nationwide for residential property.
The downside is usually limited. In most states a homeowner-initiated appeal can only lower or confirm your value, not raise it. A few states are exceptions (see the state notes below), so check your state before filing.
Run the rough math. Multiply the reduction you think you can prove by your local tax rate. If your home is assessed at $400,000 but comparable sales support $360,000, a $40,000 reduction at a 2% combined rate saves about $800 a year — and a successful reduction often carries into future years, compounding the benefit. Because property tax is also an itemized federal deduction subject to the SALT cap (IRS Publication 530), lowering the bill is real, recurring money.
When it is NOT worth it: if your assessment is already at or below recent comparable sales, if you have no time before the deadline, or if you live in a state where the board can raise your value and your evidence is weak.
The strongest, lowest-risk cases are factual record errors (wrong square footage, a bathroom you don't have) and "unequal appraisal" — being taxed higher than near-identical neighbors.
State-by-State Variations
| State | Exception or Variation |
|---|---|
| Washington | Washington is a real downside-risk state: under [RCW 84.48.010](https://app.leg.wa.gov/rcw/default.aspx?cite=84.48.010) the county Board of Equalization can raise your assessed value during an appeal (with prior written notice). Weigh your evidence carefully before filing. |
| Georgia | In Georgia, the assessor can argue for a higher value during certain appeal methods under [O.C.G.A. §48-5-311](https://codes.findlaw.com/ga/title-48-revenue-and-taxation/ga-code-sect-48-5-311/). The upside: a successful reduction freezes your value for the appeal year plus two more under O.C.G.A. §48-5-299(c). |
| California | In California, an Assessment Appeals Board determines full cash value under [Rev. & Tax. Code §1610.8](https://www.boe.ca.gov/proptaxes/assessment-appeals/) and can raise your assessment if the evidence supports a higher value, not just lower it. |