Duplex Property Tax Protest | 2-4 Unit Multifamily Appeal

Property Taxes Too High? Fight It.

Check if you're overpaying on property taxes. 80% of homeowners find estimated savings over $1,000—enrollment takes less than 3 minutes.

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Don't Miss Your Filing Deadline

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For All Properties in Texas & California

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Pay Only 25% of What We Save You

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Never Overpay Again.

Property taxes are one of the biggest expenses for any owner. Miss a single exemption or let the county over-value your property, and it could cost you thousands every year.

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The appeal process is complex and time-consuming by design. That's exactly why we handle it for you.

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Our state-licensed consultants know how to file for every exemption and build a case that gets results. With data on 158M+ properties, we know what your home should actually be assessed at—and we'll prove it.

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You've got enough expenses. Your property tax bill shouldn't be higher than it needs to be - and with our "no savings, no fee guarantee" we only get paid if you see a reduction.

Key Property Tax Stats

The income approach is a foundational valuation method for income‑producing properties like multifamily units (including 2–4 unit properties) and is generally regarded as the preferred method when arm’s‑length sales are not available
Property tax appeal data from multiple jurisdictions shows that 40% to 60% of property tax appeals result in a reduction of assessed value, indicating many properties are initially over‑assessed before appeals.
In Cook County appeals data, the overall appeal success rate is about 67%, with an average assessed value reduction of around 15% when appeals succeed. .

Mass appraisal techniques often fail to fully adjust for market conditions or property‑specific income factors, causing over‑assessment when the income approach or correct net operating income isn’t applied.
Overassessment can meaningfully reduce net operating income (NOI), negatively impacting the property’s worth and cash flow if not corrected through successful appeals.

Biggest Pain Points

Appraisers Use Wrong Valuation Method

Small multifamily properties should be valued using income approach (rent × cap rate), not sales comparables. Appraisal districts often use single-family home comps, which overstate your property's value.

Vacancy and Turnover Ignored

Your duplex had 3 months of vacancy last year? Appraisers don't care. They assume 100% occupancy and market rents, inflating your property's income potential and tax burden.

Residential vs. Commercial Tax Treatment

2-4 unit properties fall into a gray zone. Some counties treat them as residential (with homestead exemption if owner-occupied), others as commercial. You might be paying the wrong tax rate.

How it Works

1. Free Multifamily Property Analysis

Enter your property address. We analyze rental income, vacancy rates, and comparable multifamily sales.

2. We Use Income Approach

We calculate your property's value using actual rental income, market vacancy rates, and operating expenses — the correct method for income properties.

3. We File Income-Based Protests

We present income approach evidence to appraisal review boards, proving your property is over-assessed.

4. You Save Big

Average savings: $2,800/year. You pay 25% only if we win.

Avoid these Common Mistakes

Not using income approach — This is the correct method. Sales comps overstate value.
Not documenting vacancy — Keep records of vacancy days and turnover costs.
Using single-family comps — Use duplex/triplex/fourplex comps only.
Not claiming homestead (if owner-occupied) — You can get partial exemption for your unit.
Ignoring deferred maintenance — Document needed repairs. They reduce value.

Small Multifamily Property Tax Protests (2-4 Units)