Had your property tax appeal denied? You're not alone, and you still have options! Here’s how to understand the decision, strengthen your case, and increase your chances during your formal hearing. Sometimes, appeals without sufficient evidence are denied, but you still have the option to move forward and prepare for a future appeal. Here is more information on why property tax appeals are commonly denied and what you should do if you want to get your appeal approved at the next level.
Why Property Tax Appeals Are Commonly Denied at the Informal Level
At the first appeal stage, it isn't uncommon to see a property tax protest denied, which means the central appraisal district is unwilling to lower or negotiate your assessed value. To increase your chances of success, it's essential to understand these reasons and avoid common pitfalls:
Procedural issues
Misunderstandings about valuation
Insufficient evidence
Ensure that you don't miss deadlines, focus solely on factors that influence the taxable value of your property, and have comparable sales documented. This will increase your appeal's chances of success.
Frequent Mistakes Homeowners Make in Property Tax Appeals
As a homeowner, it is important not to make mistakes that can weaken your case. For example, don't rely on an online estimate versus a local, recent comparable sale to find your home's appraisal value. You should also look at the market data and learn how the county calculates value to ensure you have the right tax rate.
Additionally, don't forget to include photos of property defects or repair estimate documents, which can demonstrate that your property should have a lower valuation than it currently has.
Best Evidence to Use in a Property Tax Appeal
There are many reasons to appeal property taxes; the strongest one is that your property is assessed at a higher value than similar homes that have recently sold in your area, which can cause a higher and unfair property tax bill. Gathering emphatic evidence and understanding the valuation process are crucial for making a strong argument and avoiding easy rebuttals from the county appraiser.
How To Build a Winning Property Tax Appeal Via Hearing Notes
If your appeal has been denied, you should request hearing notes or a written explanation from the assessor's office or appeals board. The records will tell you why your appeal was rejected, whether that's because of missing documentation, procedural errors, or a lack of comparable properties to review.
What New Evidence Is Accepted at Formal Appeals
In Texas, at the Appraisal Review Board (ARB) or equivalent appeal stage in your state and county, you can present new evidence to argue against your original appeal's denial. The types of evidence that you can introduce include:
Comparable sales data
Photos of the home and property, as well as photos of damage
Repair estimates for damage
Independent appraisals
Using these types of evidence at this stage helps you build a stronger case, making it harder for the county to rebut your appeal.
Strategic Timing: Using Property Improvements to Support Next Year’s Appeal
Planning and documenting home repairs or improvements strategically can enhance your case for future appeals. Planning ahead allows you the time you need to gather evidence, and documenting repairs, remodels, and upgrades can work to your advantage when tax time comes.
Some documents you'll want to keep include:
Receipts and contractor bids
Before-and-after photos of the property
The timeline of any significant work done on the property
By timing your appeal after improvements are completed, or by showing deferred repairs before they’re fixed, you can line up the right evidence to show your home's true condition and appraisal value.
Preparing Your Next Appeal: Tips for a Successful Outcome
You can make a strong appeal with the right preparation and sound evidence. Before your appeal:
Organize all your documents: Gather up comparable sales, photos, estimates, and market reports.
Meet all deadlines for the appeal: Be sure not to file late, as this can result in a denied appeal.
Avoid common mistakes: Avoid using old data, and don’t go on emotion. You need strong evidence, like comparable housing data, to make your appeal.
Consider asking for professional help: Ownwell is here to help homeowners who want to appeal without making mistakes along the way.
Proven Strategies for Success in Property Tax Appeals
The best way to win during the property tax appeal process is to use comparable sales data for other local properties with evidence of your property's condition. At Ownwell, our approach to appeals involves utilizing local comps, artificial intelligence, and thorough market knowledge to build winning cases and enhance success rates.
We often employ the equity approach, also known as the "equal and uniform" approach. This approach focuses on demonstrating that a property has been unfairly valued in comparison to similar properties in its vicinity.
How Ownwell Strengthens Property Tax Appeals
Ownwell strengthens property tax appeals by using:
Local comparable sales from neighborhoods around your home
High-quality photos that document your property's condition
Thorough market knowledge from experts to get a thorough understanding of current market rates
The equity approach, which highlights fairness issues compared to the surrounding properties
Using a strategy like this increases the likelihood of success in both informal and formal appeals, making it more likely that you can have your property taxes adjusted to a fair rate.
Utilize Ownwell to Help Ensure Your Appeal Doesn't Get Denied
By signing up with Ownwell and authorizing us as your agent, we’ll manage the entire appeals process on your behalf — from collecting evidence and protesting your assessed value. We'll help ensure your informal protest isn't denied. If cases are rejected, we almost always take them to a formal hearing. Our experts use local comparable sales, professional evidence, and proven strategies to help homeowners and businesses avoid overpaying on property taxes. Whether you're making a residential or commercial property tax appeal, the right approach and strong evidence can help you obtain significant savings on your property taxes.
