Is My Property Tax Appeal Worth It?
Estimate annual tax savings, multi-year appeal ROI, expected value after costs, and whether filing is worth the effort.
Quick answer: I estimate appeal ROI by subtracting my estimated market value from the current assessed value, multiplying that reduction by my tax rate or mill rate, then comparing multi-year savings with filing, appraisal, and attorney costs after my estimated chance of winning. This is educational only — not legal or tax advice. Rules and deadlines vary by county.
Assessment and tax rate
Modeled assessment reduction: $70,000
Effective rate: 1.20% · 12.0 mills ($12.0 per $1,000)
Use the years until the next county revaluation if I am unsure. A shorter horizon keeps the savings estimate conservative.
Appeal costs and odds
Contingency is modeled as 30.00% of total multi-year savings, paid only if I win ($756).
Educational notice (not legal or tax advice)
This calculator is educational only and is not legal, tax, or financial advice. Informal reviews, formal appeals, evidence rules, and filing deadlines vary by county and year. Confirm the local process before I spend money or file.
Formulas used
- Assessment reduction = Current assessed value − Estimated market value (floored at $0)
- Annual tax savings = Assessment reduction × Effective tax rate (percent ÷ 100, or mills ÷ 1,000)
- Total savings = Annual tax savings × Years the reduction holds
- Expected value = Success probability × Total savings − Expected costs
- Expected costs = Filing + Appraisal + Flat fee + (Probability × Contingency)
- ROI if successful = (Total savings − Costs if I win) ÷ Costs if I win
- Break-even success probability = Fixed costs ÷ (Total savings − Contingency)
Expected value
$608
Likely worth appealing · 60% chance of winning
Worth appealing?
Likely worth appealing
Expected value is positive and my assumed success rate clears the break-even probability.
Annual tax savings
$840
Total savings over 3 yrs
$2,520
ROI if successful
108.96%
Break-even success probability
26%
AI Appeal Insights
Savings and cost breakdown
Pair a lower tax bill with cash flow and depreciation so I see the full landlord tax picture.
FAQ: property tax appeal ROI calculator
How do I know if my property tax appeal is worth filing?
I compare my current assessed value with my estimated market value, convert the difference into annual tax savings using my tax rate or mill rate, then subtract appeal costs and weight the leftover by my estimated chance of winning. If expected value is positive and my success probability is above break-even, the appeal is usually worth a closer look.
What is the difference between a tax rate percent and a mill rate?
A tax rate percent is the share of assessed value billed each year, such as 1.2%. A mill rate is dollars of tax per $1,000 of assessed value. 12 mills equals 1.2%. I can enter either; the calculator converts them to the same effective rate.
How long do property tax reductions usually last?
It depends on the county. Some assessments stay in place until the next revaluation cycle, often two to five years. Others can be updated sooner after a sale or county-wide reset. I enter the number of years I think the reduction will hold so multi-year savings are not overstated.
Should I count attorney or consultant contingency fees as a cost even if I lose?
Usually no. A contingency fee is typically paid only if the appeal succeeds. Filing fees and appraisals are usually paid either way. This calculator treats contingency as a success-only cost and fixed fees as costs I pay regardless of the outcome.
What evidence do I need for a property tax appeal?
Counties typically want recent comparable sales, an appraisal, photos of condition issues, or proof that similar homes are assessed lower. Deadlines, forms, and hearing rules vary by county, so I check the local assessor site before I spend money on an appraisal.
Does this calculator give legal or tax advice?
No. This tool is educational only and is not legal, tax, or financial advice. Appeal rules, informal review options, and filing deadlines vary by county and year. I confirm the process with the assessor or a qualified professional before I file.
Ready to see how a lower tax bill changes my cash flow?
Pair this appeal estimate with cash flow, cap rate, ROI, and rental depreciation so I can see the full ownership picture.