Built around the appraisal problem
An appraisal can help a property owner evaluate whether market evidence supports a value materially different from an assessment. The relevant valuation date and local assessment process should be identified before the assignment is finalized.
Start with the assessment information
Review the property record, current assessment and the valuation date that applies to the assessment challenge. A mismatch between current market value and the legally relevant assessment date can lead to the wrong analysis.
Market evidence—not just the tax bill
An appraisal considers the subject property and market evidence relevant to the identified effective date. The amount of tax paid is not itself an opinion of market value.
Local procedures remain separate
Assessment grievance requirements, filing dates and evidentiary rules are set by the applicable municipality or authority. We provide valuation services; property owners should confirm current procedural requirements directly with the assessor or qualified adviser.
Information that commonly helps
- assessment notice or property record
- relevant tax year or valuation date
- property address
- recent improvements or condition issues
- any grievance materials already received
- local assessor or municipality involved
Confirm the current assessment-review requirements with the appropriate local office. An appraisal can support a valuation question, but it does not replace required filings or procedures.
Start an Appraisal RequestFrequently asked questions
Does a high assessment automatically mean I need an appraisal?
Not necessarily. First compare the assessment basis and relevant valuation date with credible market evidence. An appraisal can be useful when an independent market-value opinion is needed to evaluate or support a challenge.
Can you tell me the grievance deadline?
Assessment procedures and deadlines vary by municipality and year. Confirm current requirements directly with the local assessor, county resources or a qualified adviser.
Is assessed value the same as market value?
Not always. Assessment practices, equalization and local procedures can affect how assessed value relates to market value. The appraisal assignment should identify the value definition and effective date that are actually needed.
Can an appraisal guarantee an assessment reduction?
No. An appraisal provides an independent opinion of value. The assessor, board of assessment review, court or other authority determines the outcome of an assessment challenge.