Calculate potential savings from a property tax appeal. Compare current vs target assessed value and see multi-year cumulative savings.
Property tax appeals can save homeowners and investors thousands of dollars per year if their assessed value exceeds the true market value. Counties reassess properties periodically, and overassessments are more common than most people realize. Studies show that 30–60% of properties are overassessed, and successful appeals typically reduce taxes by 10–25%.
This calculator shows your potential savings by comparing your current assessed value against a target (lower) assessed value, then multiplying the difference by your local mill rate. It also projects cumulative savings over multiple years, since a successful appeal often lasts until the next reassessment cycle.
The appeal process varies by jurisdiction but generally involves filing a protest within a deadline window (often 30–90 days after receiving your assessment notice), providing comparable sales data or an independent appraisal, and attending a hearing. Many jurisdictions allow informal hearings that can be resolved quickly. Given the potential savings, even a modest reduction in assessed value can be well worth the effort.
Property taxes are often the largest recurring expense for real estate investors and a major cost for homeowners. Even a small reduction in assessed value can save thousands over the assessment cycle. This calculator quantifies that savings so you can decide whether to invest the time and cost in filing an appeal.
Annual Savings = (Current Assessed − Target Assessed) × (Mill Rate / 1000) Cumulative Savings = Annual Savings × Years Until Reassessment
Result: $1,250/year — $3,750 over 3 years
Reducing the assessed value from $350,000 to $300,000 (a $50,000 reduction) at a 25 mill rate saves $1,250 per year. Over 3 years until the next reassessment cycle, that's $3,750 in cumulative savings—easily justifying the cost of an appeal.
Appeal when your assessed value exceeds your property's market value, when comparable properties are assessed lower, when your assessment increased significantly without property improvements, or when the assessor has incorrect property details (square footage, lot size, condition).
Most jurisdictions follow this sequence: receive assessment notice, file protest within deadline, attend informal hearing, proceed to formal hearing if needed, and receive decision. The entire process typically takes 2–6 months. Many cases resolve at the informal stage.
If an appeal costs $500 total (appraisal + time) and saves $1,250 per year for 3 years, that's a 650% ROI. Even a small reduction can be worthwhile—a $20,000 reduction at a 25 mill rate saves $500/year, which quickly recoups a modest filing cost.
A mill rate is the amount of tax per $1,000 of assessed value. A mill rate of 25 means you pay $25 per $1,000 of assessed value, or 2.5%. Mill rates vary by jurisdiction and can range from 10 to 50+ mills. Check your tax bill for your specific rate.
Success rates vary by jurisdiction but typically range from 40–70% for well-supported appeals. Properties with clear overassessments relative to comparable sales have the best chances. Having professional appraisals or detailed comp analysis increases success significantly.
Filing fees are usually $0–50. An attorney specializing in property tax appeals charges $200–$500 flat or a contingency fee of 25–40% of first-year savings. An independent appraisal costs $300–$500. Many appeals can be done without professional help.
In most jurisdictions, filing an appeal cannot increase your assessed value. However, the assessor may notice other issues (unpermitted additions, missed improvements) during the process. In a few states, the board can raise assessments, so check your local rules.
Savings typically last until the next reassessment cycle, which occurs every 1–5 years depending on your jurisdiction. Some states reassess annually, while others do so every 3–5 years. The longer the cycle, the more cumulative savings from a successful appeal.
The best evidence includes recent comparable sales (similar homes sold for less than your assessed value), an independent appraisal, photos of property condition issues, and evidence of errors in the assessor's property description (wrong square footage, lot size, etc.).