Is Your Property Tax Too High? Here’s How To Appeal Like a Pro

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Property taxes are increasing nationwide, and while most homeowners pay an average of about $3,500, some counties have typical bills exceeding $10,000. These high-tax counties are concentrated in California, New Jersey, New York, and Virginia. A blend of high home values and local tax rates creates some of the highest property tax burdens in the U.S.

“Property taxes are on the rise in every metro, with a national median tax bill of $3,500. That’s up 2.3% compared with 2023.”
— Conte, 2025

“What’s shocking is that nearly half of U.S. homeowners are overpaying their property taxes, according to research from Realtor.com®.”
— Conte, 2025

Since the appeals process varies significantly from place to place, understanding your local procedure is key to lowering your bill.

How Property Tax Appeals Work

You can't contest your local tax rate, but you can challenge your property's assessed value—which is what your taxes are based on. If that number is too high, you may be paying more than you should.

“Homeowners can’t challenge the effective tax rate itself, but they do have the option to dispute the assessed value of their home—the portion of the home’s value that’s taxed.”
— Conte, 2025

Most people submit a comparative market analysis or other proof that their home was overvalued. In many cases, you don’t even need a lawyer.

“If there is a hearing, these tend to be pretty informal and homeowners can bring their own testimonials and evidence to support their claims,”
— Ben Michael, via Conte, 2025

Still, legal help might be useful if you're unsure how to present your case.

“It may not be a bad thing to work with an attorney either,” says Michael. “Especially if you don’t really know how to prove your claims.”
— Ben Michael, via Conte, 2025

Tools That Can Help

Realtor.com recently launched a tool to help homeowners compare their assessment with similar homes. This data can be used as evidence to support your appeal. Even if you're not planning to hire a lawyer, tools like this can significantly improve your chances of success.

Appeal Deadlines by County

Each of the 16 highest-tax counties has its own appeal process. Here are a few key highlights:

• Marin County, CA: File between July 2–Nov. 30. Hearing attendance is mandatory.

• Bergen County, NJ: File by April 1 or within 45 days of notice. Properties over $750K can appeal directly to state tax court.

• Essex County, NJ: April 1 deadline unless revalued (then May 1).

• Hunterdon County, NJ: Deadline is April 1, extended to May 1 in revalued districts.

• Monmouth County, NJ: Appeal window is Nov. 20–Jan. 15. Hearings are required.

• Morris County, NJ: File by April 1. Properties over $1M can go to state tax court.

• Passaic County, NJ: Appeal period runs Feb. 3–April 1. Hearings are held in person.

• Somerset County, NJ: File by Jan. 15. Higher-value properties can appeal directly at the state level.

• Union County, NJ: April 1 deadline, with online or in-person filing options.

• Nassau County, NY: File between Jan. 2–March 3, 2025. Only one appeal per property.

• New York County, NY (Manhattan): Deadline is March 15 for Class 1 homes, March 1 for all others.

• Putnam County, NY: File by the fourth Tuesday in May (Grievance Day).

• Rockland County, NY: Varies by municipality.

• Suffolk County, NY: Each town handles its own appeals. General deadline: third Tuesday in May.

• Westchester County, NY: File Form RP-524 by the third Tuesday in June. Check with your specific city/town.

• Falls Church City, VA: Informal appeals due by end of February; formal appeals usually due by late March.

“In most cases, homeowners have a set number of days to file an appeal after receiving their assessment notice. In other areas, there might be a fixed annual deadline for all appeals, regardless of when the notice is issued.”
— Conte, 2025

Understanding your county’s timeline is essential—miss it, and you may lose your chance to appeal.

Bottomline

If your tax bill feels suspiciously high, you’re not powerless. You have the right to challenge your property’s assessment—and possibly lower your annual expenses. Whether you're a homeowner staying put or someone exploring a move to beautiful Orange County, reach out to me at Whitestone Real Estate. I’ll help you make smart, strategic real estate decisions while maximizing your financial advantage.

Reference: Conte, A. (2025, May 13). If You Live in One of These 16 High-Tax Counties, Here’s How To Appeal Your Property Taxes. Realtor.com.