How to File a Property Tax Appeal Yourself: The Complete DIY Guide (2026)

Your property taxes are probably too high. Here’s how to fix it.

If you’ve never challenged your property tax assessment, you’re likely paying more than you should. The numbers tell the story:

• 30-60% of properties are over-assessed according to the National Taxpayers Union
• Only ~5% of homeowners actually appeal their assessments
• Texas informal hearings have an 80-90% success rate
• Typical savings range from 10-15% of your annual tax bill

That means most homeowners are leaving hundreds — sometimes thousands — of dollars on the table every year.

This guide walks you through exactly how to file a property tax appeal yourself, step by step. We’ve included everything you need: deadlines, terminology, how to find comparable sales, a fillable appeal letter template, and worksheets to organize your evidence.

---

What’s in This Guide

1. Understanding Property Tax Appeals
2. Texas vs. California: Key Differences
3. Step 1: Know Your Deadlines
4. Step 2: Gather Your Property Information
5. Step 3: Find Comparable Sales (Comps)
6. Step 4: Document Property Condition Issues
7. Step 5: Check for Errors in Your Property Record
8. Step 6: File Your Appeal
9. Step 7: Prepare for Your Hearing
10. Step 8: Present Your Case
11. Property Tax Appeal Letter Template
12. Comparable Sales Worksheet
13. Common Mistakes to Avoid
14. When to Hire a Professional
15. FAQs

---

Understanding Property Tax Appeals

A property tax appeal (called a “protest” in Texas) is a formal challenge to your county’s assessed value of your property.

Here’s how property taxes work:

1. Your county assesses your property’s value
2. That assessed value is multiplied by your local tax rate
3. The result is your property tax bill

If your assessed value is too high, you’re paying more than your fair share. An appeal asks the county to lower that assessed value based on evidence you provide.

What Evidence Works Best?

The strongest evidence for a property tax appeal includes:

• Comparable sales (comps): Similar properties that sold for less than your assessed value
• Property condition issues: Needed repairs, damage, or functional problems that reduce value
• Errors in your property record: Wrong square footage, bedroom count, or other mistakes
• Unequal appraisal: Similar properties in your area assessed at lower values

Most successful appeals rely primarily on comparable sales. That’s where we’ll focus most of our attention.

---

Texas vs. California: Key Differences

Property tax appeals work differently depending on your state. If you’re in Texas or California, here’s what you need to know:

Term	Texas	California
What it’s called	Protest	Appeal
Who handles it	Appraisal District	Assessor’s Office
Your notice	Notice of Appraised Value	Assessment Notice
Deadline	May 15th (or 30 days after notice)	Varies by county
Peak season	March - May	July - November
First step	Informal hearing	Assessment Appeals Board
Success rate	80-90% at informal stage	Varies by county

Texas Property Tax Protests

In Texas, you’ll file a “Notice of Protest” with your county’s Appraisal District. The process typically goes:

1. Informal hearing: A one-on-one meeting with an appraiser. This is where 80-90% of cases settle.
2. ARB hearing: If informal fails, you present to the Appraisal Review Board (a panel of citizens).
3. Binding arbitration or district court: Further appeal options if ARB doesn’t work.

The Texas deadline is May 15th (or 30 days after you receive your Notice of Appraised Value, whichever is later). This deadline is firm — don’t miss it.

California Property Tax Appeals

In California, you’ll file an “Assessment Appeal Application” with your county’s Clerk of the Board. Your case goes directly to the Assessment Appeals Board — there’s no informal stage.

California deadlines vary by county but typically fall between September and November. Check your specific county’s deadline, as missing it means waiting until next year.

Important: California’s Proposition 13 limits annual assessment increases to 2%, which affects how appeals work. Your appeal focuses on whether the assessed value exceeds market value, considering Prop 13 constraints.

---

Step 1: Know Your Deadlines

Missing the deadline is the #1 reason homeowners fail to appeal. There are no extensions.

Texas Deadlines

• Standard deadline: May 15th
• Alternative deadline: 30 days after you receive your Notice of Appraised Value (if later than May 15th)
• When notices arrive: Typically April

California Deadlines

California deadlines vary by county. Here are some major counties:

County	Typical Deadline
Los Angeles	November 30
San Diego	November 30
Orange	November 30
Santa Clara	September 15
Alameda	September 15

Pro tip: Check your county assessor’s website for exact dates. The deadline is usually printed on your assessment notice.

---

Step 2: Gather Your Property Information

Before you start researching comps, collect the following information about your property:

Property Details Checklist

• ☐ Property address
• ☐ Current assessed value (from your notice)
• ☐ Property ID or parcel number
• ☐ Square footage
• ☐ Number of bedrooms
• ☐ Number of bathrooms
• ☐ Year built
• ☐ Lot size
• ☐ Any recent improvements or additions
• ☐ Property condition issues

You’ll find most of this on your assessment notice or your county’s property search website.

---

Step 3: Find Comparable Sales (Comps)

Comparable sales are the backbone of a successful property tax appeal. You’re looking for similar properties that sold for less than your assessed value.

What Makes a Good Comp?

The best comparables share these characteristics with your property:

Criteria	What to Look For
Location	Same neighborhood or within 1 mile
Sale date	Within the last 6-12 months
Square footage	Within 10-20% of your property
Bedrooms/bathrooms	Same or similar count
Year built	Within 10-15 years of your home
Property type	Same type (single family, condo, townhouse)
Condition	Similar condition and quality

Where to Find Comps

1. County Appraisal District/Assessor Website
Most counties offer free property search tools showing recent sales. This is your best starting point because it’s the same data the county uses.

2. Zillow, Redfin, Realtor.com
Filter by “Recently Sold” and narrow to your neighborhood. These sites show sale prices, photos, and property details.

3. MLS Data
If you know a real estate agent, ask for recent sales data. MLS data is the most accurate and comprehensive.

4. Your Appraisal District’s Evidence Packet
In Texas, you can request the evidence the appraisal district plans to use. Review their comps — you may find that some of them actually support YOUR case.

How Many Comps Do You Need?

Aim for 3-5 strong comparable sales. Quality matters more than quantity. Three excellent comps beat ten weak ones.

Pro Tip: Attack Their Comps

The appraisal district will also present comparable sales to justify your value. Look for reasons their comps aren’t truly comparable:

• Larger square footage than your home
• More bedrooms or bathrooms
• Better location (closer to amenities, better school district)
• Recent renovations or upgrades
• Pool, larger lot, or other premium features
• Sold after major market improvements

If you can explain why their comps don’t apply to your property, you strengthen your case significantly.

---

Step 4: Document Property Condition Issues

Property condition problems that affect value can support your appeal. Document any issues that would reduce what a buyer would pay for your home.

Common Issues That Affect Value

Issue Type	Examples
Foundation	Cracks, settling, drainage issues
Roof	Leaks, missing shingles, age
Plumbing	Leaks, outdated pipes, low pressure
Electrical	Outdated wiring, insufficient capacity
HVAC	Old system, inefficient, needs replacement
Water damage	Stains, mold history, flooding
Structural	Termite damage, rot, settling
Functional obsolescence	Outdated layout, small rooms

How to Document Condition Issues

1. Take photos of all visible problems
2. Get repair estimates from contractors (written quotes carry more weight)
3. Keep receipts for any recent repairs
4. Note any issues that affect daily use of the property

The goal is to show that your property is worth less than the county thinks because of these issues.

---

Step 5: Check for Errors in Your Property Record

Mistakes in your property record happen more often than you’d think. A wrong square footage or bedroom count can significantly inflate your assessed value.

Common Errors to Check

• ☐ Incorrect square footage
• ☐ Wrong number of bedrooms
• ☐ Wrong number of bathrooms
• ☐ Incorrect year built
• ☐ Pool listed when you don’t have one (or vice versa)
• ☐ Wrong lot size
• ☐ Garage listed incorrectly
• ☐ Finished basement counted wrong
• ☐ Property type listed incorrectly

How to Check Your Record

1. Look up your property on your county’s appraisal district/assessor website
2. Review all listed characteristics
3. Compare to your actual property
4. Document any discrepancies with photos or measurements

If you find errors, these alone can be grounds for a reduction — even without comparable sales.

---

Step 6: File Your Appeal

Once you’ve gathered your evidence, it’s time to file.

Filing in Texas

1. Get the form: Download the Notice of Protest form from your county appraisal district website, or file online if available
2. Complete the form: Include your property ID, reason for protest, and opinion of value
3. Submit before deadline: File online, by mail, or in person by May 15th
4. Request an informal hearing: Check the box requesting informal resolution first
5. Keep a copy: Save proof of filing and your submission date

Filing in California

1. Get the form: Download the Assessment Appeal Application from your county’s Clerk of the Board
2. Complete the form: Include property details, current assessment, and your opinion of value
3. Pay the filing fee: Some counties charge a small fee ($25-75)
4. Submit before deadline: File with the Clerk of the Board
5. Await scheduling: You’ll receive a hearing date by mail

What Value Should You Request?

Be realistic. Your requested value should be supported by your evidence.

A good approach:

• Calculate the average sale price of your comparable sales
• Adjust for any differences (size, condition, etc.)
• Factor in any condition issues or errors
• Request a value at or slightly below this number

Requesting an unreasonably low value can hurt your credibility.

---

Step 7: Prepare for Your Hearing

Preparation is the difference between success and failure. Here’s how to get ready:

Organize Your Evidence

Create an evidence packet with:

1. Cover sheet with your property address, ID, current value, and requested value
2. Comparable sales summary — a table listing each comp with address, sale price, date, and key features
3. Individual comp sheets — one page per comp with photo, details, and why it supports your case
4. Property condition documentation — photos and repair estimates
5. Error documentation — if applicable, evidence of mistakes in your record

Make Copies

Bring at least 3 copies of everything:

• One for yourself
• One for the hearing officer/panel
• One extra (just in case)

Practice Your Presentation

You’ll have limited time (often 15-20 minutes). Practice explaining:

1. Why your assessed value is too high
2. Your comparable sales and why they’re relevant
3. Any condition issues or errors
4. Your requested value and why it’s fair

Keep it factual and professional. Emotions don’t win appeals — evidence does.

---

Step 8: Present Your Case

At the Hearing

1. Arrive early and check in
2. Dress professionally — business casual is fine
3. Be polite and respectful — the hearing officer isn’t your enemy
4. Stick to facts — avoid emotional arguments
5. Present your comps first — they’re your strongest evidence
6. Explain adjustments — if your comps differ from your property, explain why they still support a lower value
7. Address their evidence — if they present comps, explain why those aren’t comparable
8. State your requested value clearly
9. Thank them for their time

What to Expect After

• Texas informal: You may get an offer on the spot. You can accept, reject, or counter.
• Texas ARB: The board deliberates and mails a decision.
• California: The Appeals Board mails a decision, usually within a few weeks.

If you’re not satisfied with the result, you typically have options for further appeal (binding arbitration in Texas, superior court in California).

---

Property Tax Appeal Letter Template

Use this template when filing your appeal or presenting your case. Fill in the [bracketed sections] with your information.

---

Common Mistakes to Avoid

1. Missing the Deadline

This is fatal. No deadline extensions exist. Put it on your calendar the moment you receive your assessment notice.

2. Not Having Evidence

“My taxes are too high” isn’t evidence. You need comparable sales, condition documentation, or proof of errors.

3. Using Bad Comps

A comp that sold for MORE than your assessed value hurts your case. Only use comps that support a lower value.

4. Being Emotional

Hearing officers deal with upset homeowners all day. Stay calm, stick to facts, and be professional.

5. Requesting an Unrealistic Value

If your assessed value is $400,000, don’t request $200,000 without extraordinary evidence. Unrealistic requests damage your credibility.

6. Not Showing Up

If you don’t attend your hearing, you’ll likely lose by default. Show up, even if you’re nervous.

7. Accepting the First Offer Too Quickly

In Texas informal hearings, the appraiser may offer a small reduction to settle quickly. Consider whether it’s fair before accepting.

8. Forgetting to Bring Copies

Nothing’s worse than showing up with one copy of your evidence. Bring at least three copies of everything.

---

When to Hire a Professional

DIY appeals work well for many homeowners, but sometimes professional help makes sense.

Consider Hiring Help If:

• Your potential savings are significant ($1,000+ annually)
• You don’t have time to research comps and prepare evidence
• You’re not comfortable presenting at a hearing
• Your case is complex (commercial property, unique home, legal issues)
• You’ve tried DIY and failed in the past

How Property Tax Consultants Work

Most property tax consultants (like TaxDrop) work on contingency — you only pay if they save you money. Typical fees are 25-40% of first-year savings.

This model means:

• No upfront cost to you
• The consultant is motivated to maximize your savings
• You only pay from money you wouldn’t have saved anyway

---

FAQs

How much can I save by appealing my property taxes?
Most successful appeals result in 10-15% savings on your annual tax bill. For a home with a $500/month tax payment ($6,000/year), that’s $600-900 in annual savings.

Can the county raise my taxes if I appeal?
In most cases, no. Texas law specifically prevents raising your value as retaliation for protesting. California’s Prop 13 also provides protections. Appealing is a normal, legal process — there’s no penalty for exercising your rights.

How often can I appeal?
You can appeal every year. In fact, many homeowners save money year after year by protesting annually. Assessments change, and last year’s success doesn’t guarantee this year’s value is fair.

What if I just bought my house?
You can still appeal. If your assessed value is higher than what you paid, your purchase price is strong evidence of market value.

How long does the process take?
Texas informal hearings typically happen within 60 days of filing. California appeals can take 6-12 months depending on county backlog.

Will I get a refund if I win?
If you’ve already paid your taxes for the year, yes — you’ll receive a refund for the overpayment. If you haven’t paid yet, you’ll simply owe less.

What if I lose my appeal?
You pay nothing (no fees for filing in most cases), and your assessment stays the same. You can try again next year with better evidence.

---

Download the Free DIY Property Tax Appeal Template

Want everything in this guide as a printable, fillable Word document?

Download includes:

• Step-by-step instructions
• Appeal letter template
• Comparable sales worksheets
• Property condition worksheet
• State-specific guidance for Texas and California

Download Free Template

---

Want Us to Handle It For You?

Filing a property tax appeal takes time and effort. Between researching comps, preparing evidence, and attending hearings, it can be overwhelming — especially if you’ve never done it before.

That’s where TaxDrop comes in.

We handle your property tax protest from start to finish:

• Research your property and find the best comps using our proprietary data
• File all paperwork before the deadline
• Represent you at hearings so you don’t have to take time off work
• Negotiate directly with the appraisal district
• Keep you updated at every step

Our Guarantee: We reduce your property taxes — or you pay nothing.

• 25% contingency fee (only on savings)
• No upfront cost
• No fee if savings are under $500

85% of our beta users found potential savings of $1,000 or more.

See Your Potential Savings

Or call us at (888) 566-0255 See our primary home tax protests page.