Free tool — runs in your browser, no account to start
Property Tax Appeal Triage
Compares your assessed value against what you think the property is really worth, and shows how much an appeal could be worth — no appraisal needed.
Is your property tax assessment worth appealing?
Five questions, about a minute. Compares what your property is assessed at against what you actually think it's worth, and shows how much an appeal could be worth — no appraisal required to start.
Free, and no card. Nobody can name an exact sale price without selling, so you're asked for a low and a high guess, not one number you can't really know.
See how it works
Informational only — not legal, tax, or investment advice. This is arithmetic on the figures you enter and does not file or prepare an appeal; deadlines and procedure vary by jurisdiction and are yours to check with your local assessor.
Whether your assessment is worth fighting, before you spend a dollar finding out
Most owners either never check their property tax assessment against what the property is actually worth, or pay an appraiser to find out before they know if it's worth the trouble. This compares your assessed value against your own low and high guess for what the property is really worth, and shows how much a successful appeal could be worth a year across that range.
The one number this tool won't guess for you is the assessment ratio — the share of market value your jurisdiction actually taxes on. It varies by state and county, so it's asked directly and always stated by name in the result, never assumed on your behalf.
Worked example: A veterinary clinic's tax bill jumped 39% at reassessment. A rough guess said maybe; a real comp said $1,150 to $2,300 a year, for sure →
Willow Creek Veterinary Clinic's assessed value jumped from $460,000 to $640,000 at reassessment. A first, informal guess at what the building is really worth left the case marginal — could be overpaying, could be nothing. Three signed comps from a commercial agent closed the range and turned it into a clear one: $1,150 to $2,300 a year, on the clinic's own numbers.
Frequently asked questions
Do I need to hire an appraiser before I can use this?
No. You give your own best low and high guess for what the property is worth — nobody can honestly name one exact number without selling it, so this asks for a range instead and shows how the answer moves across it. A firmer number from an appraiser only matters once you've decided the case is worth pursuing.
What is the "assessment ratio," and why do I have to enter it myself?
It's the percentage of market value your jurisdiction actually uses to calculate the assessed value on your bill — many places use 100%, but plenty don't. It varies by state and county, so this tool asks you for it directly and always states the exact figure it used, rather than quietly assuming one. Check your assessment notice, or search "assessment ratio" or "equalization rate" for your area if you're not sure.
Why does a lower guess for what the property is worth show a BIGGER potential savings?
Because the further your assessed value sits above what the property is actually worth, the more you're being over-taxed. A low guess for market value widens that gap; a high guess narrows it or closes it entirely. The tool shows both ends so you can see how much the answer depends on that one guess.
What if my assessed value already looks fair, or even low?
The tool says so plainly rather than showing a savings figure padded out to something. In many places, filing an appeal reopens the whole assessment for review — appealing one that already looks fair or low carries a real chance of it going up instead.
Does this file the appeal for me?
No. It's arithmetic on the figures you give it, not a filed appeal or a legal opinion. Deadlines, forms and evidence rules are set locally and vary by jurisdiction — check them with your assessor's office.
Do I need an account?
No. Every figure here is free with no email wall. Signing in only keeps the result so a later run can show you what moved.