Property Tax Appeal Exhibit Guide

Assessment documents

• Tax assessment notice

  The official notice showing your current assessed value

• Property record card

  The assessor's record of your property -- check for errors in square footage, room count, or condition

• Prior year assessments

  3 to 5 years of assessment history to show the trend

• Assessment ratio data

  Your jurisdiction's ratio of assessed value to market value

Comparable sales evidence

• Comparable sale 1

  Most similar property: address, sale date, price, square footage, lot size, and condition

• Comparable sale 2

  Second comparable with the same level of detail

• Comparable sale 3

  Third comparable -- three is the minimum for a strong case

• Additional comparables

  Two more if available. More data points strengthen your position.

• Comparison chart

  Side-by-side table of your property vs. each comparable with adjustments noted

• Proximity map

  Map showing where each comparable is located relative to your property

Property condition evidence

• Exterior photos

  Current condition of roof, siding, foundation, landscaping, and driveway

• Interior photos

  Kitchens, bathrooms, and mechanical systems -- especially if outdated or in poor condition

• Repair estimates

  Licensed contractor estimates for deferred maintenance or needed repairs

• Inspection reports

  Home inspection findings or building code violation notices

• Environmental documentation

  Flood zone designation, contamination reports, or easement restrictions

Professional opinions

• Independent appraisal

  Licensed appraiser's opinion of market value -- the strongest single piece of evidence

• Comparative market analysis

  Real estate agent's CMA showing current market value based on recent sales

• Expert opinion letters

  Letters addressing specific value-reducing issues like contamination or structural problems

What is the deadline to file a property tax appeal?

Deadlines are strict and vary by state. New Jersey allows 45 days from tax list finalization, typically April 1 (N.J.S.A. 54:3-21). Texas permits protests until May 15 or within 30 days of the assessment notice, whichever is later (Property Tax Code section 41.41). Most states give 30 to 90 days from when the assessment notice is mailed. Check your local deadline -- missing it means waiting until the next assessment year.

What makes a strong comparable sale for a tax appeal?

The best comparables are recent sales (within 6 to 12 months) of similar properties within a half-mile of yours. Match on square footage, lot size, age, condition, and school district. The closer the match on these factors, the more weight the tax board gives the sale. Three strong comparables that clearly show your assessment exceeds market value are better than ten weak ones.

Is it worth getting an independent appraisal?

An independent appraisal from a licensed appraiser is the strongest evidence at a tax board hearing. It typically costs $300 to $500 for a residential property. If your assessment is several thousand dollars above market value, the appraisal often pays for itself in the first year of reduced taxes through lower property tax bills.

Can I appeal if my property value went down but my assessment stayed the same?

Yes. If market conditions reduced your property's value but the assessor did not adjust the assessment to match, that is exactly the kind of case tax boards are designed to hear. Use recent comparable sales showing lower market values to demonstrate the gap between your assessment and current fair market value.

What if the assessor has wrong information about my property?

Factual errors on the property record card are among the easiest appeals to win. Common mistakes include wrong square footage, incorrect room count, listing a finished basement as living space when it is not, or missing a condition issue. Get a copy of the property record card from the assessor's office, compare it to reality, and document the discrepancies with measurements and photos.