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Property tax assessments often arrive in the mail with all the charm of a certified letter from the IRS. They can be confusing, intimidating and frustratingly vague. These notices span multiple pages filled with numbers, codes and abbreviations, and if you want to make sense of them, they require you to become part detective and part accountant. But if you’re a property owner who’s just received a notice of a steep increase in your tax bill, don’t panic. Take a breath and know that you are far from powerless.

Most homeowners aren’t familiar with the mechanisms behind tax assessments. They may not know how to compare their current property value with previous years, what their land was valued at before improvements or what exemptions may apply. Some counties compound this confusion by sending out tax notices late—sometimes just days before the appeal deadline—leaving property owners scrambling with little time to react. This rushed timeline, combined with unclear documents and the general lack of public education around assessments, creates the impression that the system is intentionally overwhelming, built more for quiet compliance than informed participation.

The first step is recognizing that you have a right to appeal. Every property owner can challenge their assessment, typically through an informal review first, followed by a formal hearing if needed. Appeals can usually be submitted in person, via email or by regular mail—whatever method is outlined by your local assessor’s office.

Unfortunately, many don’t take that step. Studies show that in smaller, rural counties, only about 3 to 5 percent of property owners even file an informal appeal. Of those, only around 1 percent proceed to a formal appeal with the Board of Equalization and Review. Yet, those who do—especially those who prepare thoroughly—often succeed.

When you receive a tax assessment that makes your heart skip a beat, start by calmly reviewing every section of the document. It may seem difficult at first, but if you take each page of numerical confusion and parse your way through it, the picture starts to clarify. Check that your acreage and square footage are accurate. Confirm whether any improvements or changes to the property were factored in properly. Look at the classification of any structures and whether the labels match reality—a barn is not a garage, and a carport may not be a finished building. Consider whether your property is enrolled in an agricultural or forestry deferment program, and whether that deferment was applied correctly. Determine if your land lies within a floodplain or has restrictions that limit its development value. Finally, verify the number of bedrooms and bathrooms listed against what’s actually in your home.

Once you’ve noted any discrepancies, start building your case. You don’t need a lawyer—just well-organized facts, clear comparisons to past assessments, and visual aids like maps or photos. Even if your first appeal is denied, that doesn’t mean your claim lacks merit. Many successful appeals are won at the second stage, where real people—not just databases—review your evidence and circumstances.

Informal appeals, which are usually handled internally by the tax assessor’s office, result in a change around 10 to 15 percent of the time. Formal appeals, presented to the Board of Equalization and Review, have a 35 to 60 percent success rate. When a property owner appears at that level with clear documentation, well-reasoned arguments and a grasp of their property’s facts, the success rate rises to between 60 and 80 percent.

The property tax system may feel like it was designed to confuse you, but understanding it gives you back control. Be proactive. Question discrepancies. Challenge valuations that don’t make sense. A simple, well-organized appeal could save you thousands.

Keep a digital folder of past property assessments, GIS maps, exemption approvals and building permits. It’ll be your best weapon the next time the valuation envelope hits your mailbox.