5 Costly Mistakes to Avoid When Appealing Your Property Taxes

Many homeowners attempt to appeal their property taxes each year, but a significant number fail to achieve the savings they deserve. In our experience helping thousands of property owners, we've identified five common mistakes that can derail your appeal. Avoiding these pitfalls can significantly increase your chances of success.

1. Missing the Appeal Deadline

Perhaps the most critical mistake is simply missing the deadline to file your appeal. Appeal windows are strict and vary by jurisdiction—typically ranging from 30 to 90 days after receiving your assessment notice. Once this window closes, you'll have to wait until the next assessment cycle.

Solution: Mark your calendar as soon as you receive your assessment notice. Set multiple reminders leading up to the deadline, and aim to file at least a week early to account for any unforeseen delays.

2. Insufficient Comparable Properties

Many appeals fail because homeowners don't provide enough comparable properties (or "comps") to make their case, or they choose properties that aren't truly comparable.

Solution: Gather at least 3-5 comparable properties that have:

• Sold within the past 6-12 months
• Similar square footage (within 10-20%)
• Similar age and condition
• Located in the same neighborhood or school district
• Similar amenities (bedrooms, bathrooms, etc.)

3. Focusing Only on Sale Price

While recent sale prices of comparable homes are important, they're not the only factor that matters in an appeal. Many unsuccessful appellants make the mistake of only focusing on sale price without addressing how specific property characteristics affect value.

Solution: Document specific differences between your property and the comps, such as:

• Inferior location (busy street, commercial proximity)
• Structural issues or deferred maintenance
• Outdated features compared to renovated comps
• Smaller lot size or less desirable lot configuration
• Functional obsolescence (awkward floor plan, etc.)

4. Poor Documentation and Presentation

Even with a strong case, poor organization and presentation can undermine your appeal. Assessment boards review dozens of cases and appreciate clear, well-organized evidence.

Solution:

• Create a concise executive summary of your case
• Use a table comparing your property to each comp
• Include clear, labeled photographs
• Organize documents with a table of contents
• Highlight key points in your documentation

5. Emotional Instead of Factual Arguments

Property taxes can be frustrating, but emotional arguments rarely succeed. Assessment boards make decisions based on facts and market data, not personal circumstances.

Solution: Keep your presentation factual and data-driven. Focus on:

• Market evidence
• Property characteristics
• Assessment methodology issues
• Inequities compared to similar properties

Avoid mentioning:

• Your personal financial situation
• Opinions about government spending
• Your ability to pay taxes
• Rising costs of living

How Grove Hopper Can Help

At Grove Hopper, our technology-driven approach eliminates these common mistakes. We:

• Analyze thousands of comparable properties
• Identify the strongest comps for your specific case
• Present clear, compelling evidence
• Track deadlines and submission requirements
• Focus on factual, data-driven arguments

Ready to appeal your property taxes without the common pitfalls? Get started with a free analysis to see how much you could potentially save with Grove Hopper's help.