Key Takeaways
Every state has a property tax appeal deadline, but the type (fixed, rolling, variable, or board-session) differs; check your state's specific window before assuming you have time.
Most homeowners have never appealed their property tax bill, and many don't know they can.
Missing your deadline means waiting another full year, during which your inflated assessment compounds into higher bills.
Most states give you 30-90 days after your assessment notice to file, but some deadlines are as short as 15 days.
You don't need all your evidence ready to file; in most jurisdictions, filing preserves your right to present evidence later.
What Is a Property Tax Appeal Deadline?
Your property tax appeal deadline is the last date you can formally challenge the assessed value your county has assigned to your home. If you're new to the process, our guide on how to file a property tax appeal covers it step by step. Miss it, and you're locked into that valuation, and the tax bill attached to it, for the entire year.
The terminology varies by state.
In Texas, the process is called a property tax "protest," which is a formal challenge filed with your county's Appraisal Review Board (ARB).
In New York, it's a "grievance," filed through the Assessment Review Commission (ARC) or local Board of Assessment Review (BAR).
In most other states, it's simply called an "appeal."
For a full breakdown of terminology, see our guide on property tax appeal vs. protest.
Regardless of the name, the deadline serves the same function: it's your window to push back on a valuation you believe is too high. And that window closes whether you're ready or not.
What's striking is how few homeowners even know this option exists. Ownwell's National Homeowner Survey from March 2026 found that 74% of U.S. homeowners have never appealed their assessment. Even more revealing, 57% didn't know they could. That knowledge gap translates directly into overpayment, year after year.
The Four Types of Property Tax Appeal Deadlines
Not every state handles deadlines the same way. Understanding which type applies to you determines how much lead time you actually have.
1. Fixed-Date Deadlines
Some states set a specific calendar date each year. Texas is the most well-known example: the protest deadline is May 15 or 30 days after your Notice of Appraised Value is mailed, whichever is later. You pretty much know the date of May 15 in advance and can plan accordingly.
2. Rolling Deadlines
Other states use the date your assessment notice is mailed to trigger your deadline. You might have 30, 45, or 60 days from that mailing date, and it's often the same two-week period or month; it can change. The challenge here is that your neighbor may have a different deadline than you, depending on when the county processed their notice.
3. Variable Deadlines
In some jurisdictions, the deadline is set annually by the county assessor or local board. It may vary from year to year, so you can't rely on last year's date. The Lincoln Institute's property tax database tracks these variations across all 50 states.
Quick tip: Your assessment notice is the single most important document in this process. It tells you your assessed value, your deadline, and often how to file. When it arrives, open it immediately and review carefully!
Property Tax Appeal Deadlines by State (2026)
The table below covers all 50 states and Washington, D.C. Ownwell's nine operating states are shown in bold. Deadlines shown are general guidelines; always confirm with your county assessor's office, since local rules can override state-level defaults.
Board-Session Deadlines | Local Term | Deadline | Deadline Type | Notes |
|---|---|---|---|---|
Alabama | Appeal | Within 30 days of assessment notice | Rolling | File with County Board of Equalization |
Alaska | Appeal | 30 days after assessment notice | Rolling | File with local Board of Equalization |
Arizona | Appeal | Within 60 days of notice of value | Rolling | File with County Assessor, then State Board of Equalization |
Arkansas | Appeal | Third Monday in August (county level) | Fixed-date | File with County Equalization Board |
California | Appeal | Sept. 15 or 60 days after notice, whichever is later | Rolling | File Application for Changed Assessment with County Assessment Appeals Board |
Colorado | Appeal | June 1 or 30 days after notice, whichever is later | Rolling | File with County Board of Equalization; biennial reassessment cycle |
Connecticut | Appeal | Feb. 20 | Fixed-date | File with local Board of Assessment Appeals |
Delaware | Appeal | Varies by county (typically Sept.-Oct.) | Variable | File with County Board of Assessment Review |
District of Columbia | Appeal | April 1 (real property) | Fixed-date | File with Office of Tax and Revenue |
Florida | Appeal | 25 days after TRIM notice (typically Aug.-Sept.) | Rolling | File petition with Value Adjustment Board (VAB) per the Florida Department of Revenue |
Georgia | Appeal | 45 days after assessment notice | Rolling | File with County Board of Tax Assessors; 299c freeze available after successful appeal (Georgia 299c property tax freeze); note that assessed value can increase from a failed appeal |
Hawaii | Appeal | Within 90 days of assessment notice (typically by April) | Rolling | File with local Board of Review |
Idaho | Appeal | Fourth Monday in June (county), or within 30 days of notice | Fixed-date/Rolling | File with County Board of Equalization |
Illinois | Appeal | 30 days after township assessment publication | Rolling | File with County Board of Review; Cook County uses triennial cycle |
Indiana | Appeal | June 15 or 45 days after notice, whichever is later | Rolling | File with County Property Tax Assessment Board of Appeals (PTABOA) |
Iowa | Appeal | April 25-May 5 (varies by county) | Fixed-date | File with local Board of Review |
Kansas | Appeal | Within 30 days of notice | Rolling | File with County Appraiser, then to hearing officer |
Kentucky | Appeal | Within 30 days of notice | Rolling | File with County PVA, then Board of Assessment Appeals |
Louisiana | Appeal | Within 15 days of assessment notice | Rolling | File with Parish Board of Review; shortest window nationwide |
Maine | Appeal | Within 185 days of tax commitment | Rolling | File with local Board of Assessment Review |
Maryland | Appeal | Within 45 days of assessment notice | Rolling | File with Supervisor of Assessments |
Massachusetts | Appeal | Feb. 1 (or 30 days after actual tax bill, whichever is later) | Fixed-date/Rolling | File abatement application with local Board of Assessors |
Michigan | Appeal | Protest at March Board of Review; then July 31 for Michigan Tax Tribunal | Fixed-date | Two-step process |
Minnesota | Appeal | April 30 (Open Book) or attend local Board of Appeal and Equalization | Fixed-date | Initial review at Open Book meeting |
Mississippi | Appeal | Within 15 days of notice or by first Monday in August | Fixed-date/Rolling | File with County Board of Supervisors |
Missouri | Appeal | Within 30 days of notice (informal), then Board of Equalization by July | Rolling/Fixed-date | Two-step: informal, then formal |
Montana | Appeal | Within 30 days of classification/appraisal notice | Rolling | File with County Tax Appeal Board |
Nebraska | Appeal | June 30 | Fixed-date | File with County Board of Equalization |
Nevada | Appeal | Jan. 15 | Fixed-date | File with County Board of Equalization |
New Hampshire | Appeal | By March 1 following final tax bill | Fixed-date | File abatement application with Board of Selectmen |
New Jersey | Appeal | April 1 (or Jan. 15 in reassessment/revaluation years) | Fixed-date | File with County Board of Taxation |
New Mexico | Appeal | Within 30 days of notice | Rolling | File with County Valuation Protest Board |
New York | Grievance | Varies by municipality (Nassau: Jan.-March; NYC: March 1) | Variable | File grievance through ARC (Nassau) or Tax Commission (NYC) |
North Carolina | Appeal | Within 30 days of notice | Rolling | File with County Board of Equalization and Review |
North Dakota | Appeal | Attend local equalization meeting (April-June) | Board-session | Must appear at designated meeting |
Ohio | Appeal | By March 31 of year following tax lien date | Fixed-date | File with County Board of Revision |
Oklahoma | Appeal | Within 30 days of notice (typically April-May) | Rolling | File with County Equalization Board |
Oregon | Appeal | By Dec. 31 or within 90 days of change notice | Fixed-date/Rolling | File with County Board of Property Tax Appeals |
Pennsylvania | Appeal | Varies by county (typically Aug. 1-Oct. 1) | Variable | File with County Board of Assessment Appeals; no statewide reassessment cycle |
Rhode Island | Appeal | Within 90 days of tax bill | Rolling | File with local Tax Assessor |
South Carolina | Appeal | Within 90 days of assessment notice | Rolling | File with County Assessor |
South Dakota | Appeal | Attend local equalization meeting (third Monday in March) | Board-session | Must appear at designated meeting |
Tennessee | Appeal | May 1-June 15 (varies by county) | Fixed-date | File with County Board of Equalization |
Texas | Protest | May 15 or 30 days after Notice of Appraised Value, whichever is later | Fixed-date/Rolling | File with county ARB per the Texas Comptroller's property tax protest guide; no state income tax makes this especially impactful |
Utah | Appeal | Within 45 days of assessment notice (typically by Sept.) | Rolling | File with County Board of Equalization |
Vermont | Appeal | Within 30 days of notice or by town meeting date | Rolling/Fixed-date | File with local Board of Listers or Civil Division |
Virginia | Appeal | Varies by locality (typically within 30 days of notice) | Variable | File with local Board of Equalization |
Washington | Appeal | July 1 or 60 days after notice, whichever is later | Rolling | File with County Board of Equalization; assessed value can increase from a failed appeal |
West Virginia | Appeal | Feb. 1-Feb. 20 | Fixed-date | File with County Commission sitting as Board of Review |
Wisconsin | Appeal | Attend Open Book session, then file with Board of Review (typically May-June) | Board-session | Two-step process |
Wyoming | Appeal | Within 30 days of assessment notice | Rolling | File with County Board of Equalization |
The stakes are highest in states with no income tax, such as Texas and Florida, where property taxes account for a larger share of the household tax burden.
Ownwell's Texas Protest vs. Non-Protest Study found that across seven Texas counties between 2022 and 2024, homeowners who never protested left a combined $2.02 billion in potential savings unclaimed.
How Much Are You Over Paying?
What Happens if You Miss Your Property Tax Appeal Deadline
The most immediate consequence is simple: you waive your right to challenge your assessment for the current tax year. Your county's valuation stands, and you pay the full bill based on that number.
But the damage doesn't stop there. Because most counties use your current assessed value as the baseline for the following year's valuation, an unchallenged overassessment compounds. You're not just overpaying once; you're building future tax bills on an inflated foundation.
The data illustrates this clearly. According to Ownwell's Texas Protest vs. Non-Protest Study, homeowners in Dallas County who did not protest had market values that were 6.46% higher in 2024 than those who did. Here's what that gap looks like in dollars:
Home market value (protested): $400,000
Home market value (non-protested, 6.46% higher): $425,840
Assessed value difference: $25,840
Local tax rate: 2%
Additional annual tax burden: $516.80
That $516 is money you'd never owe if you had filed on time and won a reduction.
There are limited exceptions:
Some states allow late filings due to clerical or mathematical errors by the assessor.
A few permit appeals when a property undergoes a mid-year change in ownership or classification.
But these are narrow carve-outs, not safety nets. If you're weighing whether appealing your property taxes is worth it, the math almost always favors filing.
The simplest protection is to treat your deadline as non-negotiable. Mark the deadline on your calendar the day your assessment notice arrives.
How to Prepare Before Your Deadline
After processing over a million appeals, Ownwell has found that preparation, not complexity, separates homeowners who save from those who don't. Follow these five steps to file with confidence.
1. Find Your Exact Deadline
Check your assessment notice first. It almost always lists the filing deadline and the office or board that handles challenges. If you're unsure, visit your county assessor's website or call their office directly. You can also find state-level exemption deadlines here.
2. Review Your Assessment Notice
Look at the assessed value, not just the tax amount. In Georgia, your assessed value is 40% of your appraised fair market value, so make sure you're comparing the right number. Check for obvious errors, such as incorrect square footage, a wrong lot size, or missing property tax exemptions you've already filed.
3. Gather Supporting Evidence
Comparable sales are the backbone of any successful challenge. Look for recent sales of similar homes within a half-mile of your property. After reviewing over a million cases, Ownwell's team has found that three to five well-chosen comparable sales typically make the strongest case.
4. File on Time, Even if Your Case Isn't Perfect
In most jurisdictions, filing preserves your right to submit additional evidence later. Don't let the pursuit of a perfect case cause you to miss the window entirely. A filed appeal with basic evidence beats a perfect case submitted one day late. For more on what to avoid, see these common property tax appeal mistakes.
5. Consider Professional Help
Ownwell's National Homeowner Survey found that 76% of homeowners said their property taxes exceeded their budget, up 10 percentage points from the prior year.
If you're feeling that squeeze, consider appealing property taxes yourself or using Ownwell.
Want to Try What Made Ownwell Famous?
How Ownwell Can Help
Ownwell handles the entire appeal process, from filing the paperwork to attending hearings on your behalf, across nine states: California, Colorado, Florida, Georgia, Illinois, New York, Pennsylvania, Texas, and Washington. Note that in Pennsylvania, Ownwell currently offers exemption and bill reduction services rather than appeals.
Our service operates on a contingency basis: you pay nothing up front, and you only pay if your taxes are reduced.
We achieve an 88% success rate, save an average of $774 per year, and hold a 4.7-star rating across 3,000+ Google reviews.
The process takes minutes to start. Enter your address, and Ownwell's team of local tax experts and proprietary technology handles the rest: market analysis, evidence gathering, filing, negotiation, and hearings.
Because Ownwell manages appeals year after year, your savings compound over time rather than resetting!
Frequently Asked Questions
Can I Appeal My Property Taxes After the Deadline?
In most states, no. Once the deadline passes, your assessed value is locked for the current tax year. A few states allow late filings for assessor errors or mid-year ownership changes, but these exceptions are narrow. Your best strategy is to file on time and set a calendar reminder for next year's notice.
Do I Need All My Evidence Ready Before the Filing Deadline?
Usually not. Most jurisdictions allow you to submit a basic filing by the deadline and present your full evidence later, at a hearing or review session. Filing on time protects your right to be heard. Don't wait for the perfect case if it means missing the window.
Is There a Fee to File a Property Tax Appeal?
Government filing fees vary by state and are typically low or nonexistent for residential properties. If you work with a professional service like Ownwell, contingency pricing means you pay only if your taxes are reduced, with no upfront cost.
What's the Difference Between a Property Tax Protest and an Appeal?
The core process is the same: you're challenging your county's assessed value. "Protest" is the official term in Texas, "grievance" is used in New York, and "appeal" is the standard term in most other states. The terminology reflects local legal traditions, not different outcomes.
How Long Does a Property Tax Appeal Take?
Timelines range from a few weeks to several months, depending on your state and county. Texas protests often resolve within 60-90 days. New York grievances in Nassau County can take several months through the ARC process. Your assessment notice or county website typically provides an estimated timeline.
