Is My Property Assessment Too High? Free Check
Compare the value on your assessment or appraisal notice with what your home would likely sell for. If the notice is higher, see roughly what that costs you each year, your county's official office, and the appeal deadline and steps. Free, runs in your browser, nothing is sent or saved.
How the check works
- Your value estimate is the number you enter, or the median of the comparable sales you enter.
- If the notice value is more than 5% above your estimate, we flag it as worth a closer look. Assessors work from mass appraisal models, so small gaps are normal and hard to win.
- Possible yearly savings = (notice value − your estimate) × your tax rate. Exemptions, caps and assessment ratios can change the real figure; for exemptions use the savings estimator, and for Florida and Texas caps the assessment cap calculator.
- Some states and counties assess at a set percentage of market value. Compare against the market (or “full cash”, “just” or “appraised”) value printed on your notice, not the taxable or assessed figure after the ratio.
Appeal deadlines we have checked
| Texas | File a protest with your county appraisal review board (ARB) by May 15 or 30 days after your appraisal notice was delivered, whichever is later. Texas Comptroller: property tax protests ↗ |
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| Florida | File a petition with your county Value Adjustment Board (VAB) clerk within 25 days after the property appraiser mails your TRIM notice (Notice of Proposed Property Taxes), usually mailed in mid-August. A filing fee may apply. Florida Department of Revenue: Petitions to the Value Adjustment Board (PT-101) ↗ |
| California | File an assessment appeal with your county's clerk of the assessment appeals board. The 2026 regular filing period runs from July 2, 2026 to September 15 or November 30, 2026, depending on the county. Counties with a September 15, 2026 deadline: Alameda, Alpine, Inyo, Kings, Mono, Placer, San Francisco, San Luis Obispo, Santa Clara, Sierra, Ventura; all others November 30, 2026. California State Board of Equalization: County Assessment Appeals Filing Period for 2026 (LTA 2026/023) ↗ |
| Other states | Deadlines are set by each state and are usually printed on your assessment notice. Check your county office (linked in the result) right away, because many windows are only 30 to 60 days. |
Steps to appeal
- Check the facts on your notice: square footage, bedrooms, lot size, condition, and that your homestead exemption is listed.
- Gather evidence: 3 to 5 recent sales of similar nearby homes, photos of problems, repair estimates.
- Talk to the assessor's office: many offices fix errors informally.
- File the formal appeal by the deadline with your review board. Filing is usually free or low cost and you don't need to hire anyone.
More: how to protest your property tax assessment · county offices · homestead filing deadlines.
Information only, not tax or legal advice. Appeal sources last checked Oct 25, 2026.
How do I know if my property assessment is too high?
Compare the market value on your notice with recent sale prices of similar nearby homes. If the notice is more than about 5% higher, or lists wrong facts such as square footage, an appeal may be worth filing.
What is the deadline to protest property taxes in Texas?
Generally May 15 or 30 days after your appraisal notice was delivered, whichever is later, according to the Texas Comptroller.
What is the deadline to appeal a Florida assessment?
Within 25 days after the property appraiser mails your TRIM notice, according to the Florida Department of Revenue.
When can I file a California assessment appeal in 2026?
From July 2, 2026 to September 15 or November 30, 2026, depending on your county, per the State Board of Equalization.
Does it cost money to appeal?
Filing with your county or review board is usually free or carries a small fee. You do not need to hire a company to appeal.