The six fields that control your next action
- Notice date: many appeal windows run from this date, not from the day you opened the envelope.
- Parcel or account number: use the exact identifier on every filing and evidence label.
- Market or appraised value: the office’s estimate of value before caps or exemptions.
- Assessed value: the amount after an assessment ratio or statutory limitation, where applicable.
- Taxable value: the value remaining after applicable exemptions or exclusions.
- Appeal instructions: the named board, filing method and deadline control the filing route.
What to compare with the prior year
Compare land value, improvement value, total value, exemptions and property characteristics separately. A total increase may come from a land revaluation, a new building record, removal of an exemption, a cap reset after transfer, or a correction to acreage or square footage. The right evidence depends on which component changed.
Red flags that need immediate review
- The owner, mailing address or legal description is wrong.
- A homestead, senior, disability or veteran exemption disappeared.
- Square footage, acreage, quality grade or building condition changed without explanation.
- The notice shows a new improvement that does not exist.
- The filing deadline is close or already passed.
Use the notice decoder tool
Enter the prior value, current values, exemptions and tax rate. The tool separates the change and produces a review checklist. It does not file an appeal or replace the deadline printed by the office.
Frequently asked questions
Is market value the same as taxable value?
No. Market or appraised value is the starting value. Taxable value is generally the amount remaining after applicable ratios, caps and exemptions.
Should I wait for the tax bill before appealing?
No. A value appeal normally follows the assessment notice and its deadline. Waiting for the later tax bill can cause the appeal window to expire.
What if the notice arrived late?
Keep the envelope and delivery evidence. Contact the named appeal office immediately and ask for the specific late-notice or failure-to-receive procedure available under local law.