AppealDesk

Ada County Property Tax Appeal, Idaho

Travis BunnTravis Bunn·Updated July 24, 2026

Ada County is Idaho's most populous county and home to the state capital, Boise. With an estimated population of 546,141 as of 2025, Ada County represents approximately 27% of Idaho's total population. The county's median home value of $454,500 significantly exceeds both the state and national averages, yet its effective property tax rate of approximately 0.48% remains well below the national median of 1.02%. The median annual property tax bill of $2,170 is below the national median of $2,400, making Ada County an attractive location despite its rapid growth and rising home values.

Notable cities: Boise, Meridian, Eagle, Kuna, Star, Garden City

Median Home

$454,500

Tax Rate

0.48%

Annual Tax

$2,170

Population

546,141

On the typical Ada County home, valued near $454,500 at the county’s effective tax rate of 0.48%, an over-assessment of even 10% means you are overpaying year after year until you appeal it. Here is how to find out if yours qualifies.

2026 Appeal Deadline: June 22, 2026 (4th Monday in June)

This year's appeal window has passed in most of Idaho. Order now and we re-run your numbers free when the window reopens, so your evidence is ready the day your next notice lands.

Appeals must be filed with the Ada County Board of Equalization by 5:00 PM on the fourth Monday in June each year. For 2026, this deadline falls on Monday, June 22, 2026. Assessment notices are typically mailed in late May, giving property owners approximately 3-4 weeks to prepare and file appeals. No late appeals are accepted.

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How Ada County Assesses Property

100%of market value

Assessed by: Ada County Assessor's Office

Assessment cycle: annual

Notices typically mailed: late May to early June

Idaho assesses property at 100% of market value as of January 1 each year. This means your assessed value equals your property's full market value before exemptions are applied. For example, if your home's market value is $454,500 (Ada County's median), at Idaho's 100% assessment ratio your assessed value would be $454,500. After applying the standard homestead exemption of up to $125,000, your taxable value would be approximately $329,500, resulting in approximately $2,182 in annual taxes at the county's median effective rate of 0.48%.

The Appeal Process

Appeals are heard by the Board of Equalization. The Ada County Board of Equalization will review your appeal and evidence. If you requested a hearing, you'll present your case with documentation proving your assessed value is incorrect. The Assessor's valuation is presumed correct, so the burden of proof is on you as the appealing party. The Board typically issues a decision within a few weeks to a month.

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Step 1: Contact the Ada County Assessor's Office informally at (208) 287-7200 or call your appraiser directly using the number on your assessment notice. Many disputes are resolved without formal appeals through this informal review process.

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Step 2: Request and review your property record card from the Assessor's Office to check for factual errors such as incorrect square footage, wrong number of bathrooms, or features you don't have. These errors are often the easiest wins in appeals.

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Step 3: Gather comparable sales evidence of 3-5 similar properties that sold near January 1 (the valuation date) for less than your assessed value. Properties should be in your neighborhood with similar size, age, and condition.

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Step 4: Complete the Ada County Assessment Appeal Form, available online at the Assessor's or Commissioners' Office. State your case factually and attach all supporting documentation including comparable sales, photos of property condition issues, or repair estimates.

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Step 5: File your completed appeal form and evidence with the Ada County Board of Commissioners by 5:00 PM on the fourth Monday in June. You can submit online via email, by mail, fax, or in person. The form asks if you want a hearing, if you request one, the Board will schedule it and notify you of the date and time.

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Step 6: If dissatisfied with the County Board of Equalization decision, you may appeal to the Idaho Board of Tax Appeals within 30 days. This second-level appeal has no filing fee and is less formal than court.

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Step 7: As a final option, you may appeal the Idaho Board of Tax Appeals decision to district court within 28 days of their decision, following Idaho Rules of Civil Procedure Rule 84.

Required form: Ada County Assessment Appeal Form (available online or from County Commissioners' Office)

Filing Methods

online:Email completed form to [email protected]
mail:Ada County Board of Commissioners, 200 W. Front Street, 3rd Floor, Boise, ID 83702
fax:Fax to (208) 287-7009 (note: high volume on deadline day may cause delays)
in-person:Deliver to Ada County Commissioners' Office, 200 W. Front Street, 3rd Floor, Boise, ID 83702

Evidence to Bring

Comparable sales data from properties sold near January 1stPhotos showing property condition or defectsRepair estimates for needed workProperty record card showing assessment errorsWritten analysis from a realtor or professional appraiser

Ada County Assessor Contact

Ada County Assessor's Office

Phone: (208) 287-7200

Address: 190 E. Front Street, Suite 107, Boise, ID 83702

Website: https://adacounty.id.gov/assessor/

Online Portal: https://apps.adacounty.id.gov/PropertyLookup/

Hours: Monday through Friday, 8:00 AM to 5:00 PM

Tax Exemptions in Ada County

Homestead Exemption (Homeowner's Exemption)

Up to $125,000 reduction in taxable value

Idaho's primary property tax relief program for owner-occupied primary residences. Exempts 50% of the value of your home and up to one acre of land from property taxation.

Eligibility: Must be your primary residence and you must have occupied the home before December 31st of the prior year. No income or age restrictions. You can only claim this exemption on one property. Requires Idaho driver's license or state ID.Deadline: Apply by December 31st to qualify for the current year, or within 30 days of notification for new construction

Property Tax Reduction (Circuit Breaker)

$250 to $1,500 annual reduction

Provides direct reduction in property tax bills for qualifying low-income homeowners, seniors, disabled persons, widows/widowers, former POWs, and blind or deaf individuals.

Eligibility: Must have 2025 income of $39,130 or less and meet other qualifying criteria. Must own and occupy the home as primary residence.Deadline: April 15th annually

Disabled Veterans Property Tax Reduction

Up to $1,500 annual reduction

Provides property tax reduction for honorably discharged veterans with 100% service-connected disability rating or unemployability determination from the VA.

Eligibility: Must be 100% permanently and totally disabled or have 100% unemployability rating from VA. No income limit. Can be combined with homestead exemption.Deadline: Apply with Idaho State Tax Commission by April 15th

Property Tax Deferral Program

Defers payment of property taxes

Allows eligible homeowners to defer payment of property taxes, creating a lien on the property that must be repaid when the home is sold or transferred.

Eligibility: Age 65 or older with income less than specified threshold, or any age with disability. Home equity requirements apply.Deadline: Contact Ada County Assessor for current year deadlines

Ada County Appeal Packet · $49

Comparable sales evidence, county-specific filing guide, and professional cover letter. Enter your address to get started.

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Ada County for 2026?
The deadline to file a property tax appeal in Ada County is 5:00 PM on the fourth Monday in June, which falls on June 22, 2026. Assessment notices are mailed in late May, giving you only 3-4 weeks to prepare your appeal. The deadline is strict, no late appeals are accepted under any circumstances. If you miss this deadline, you'll have to wait until the next assessment cycle to appeal, meaning you'll pay the higher assessed value for an entire year.
How do I file a property tax appeal in Ada County online?
You can file your Ada County property tax appeal online by emailing your completed Assessment Appeal Form and supporting documentation to [email protected]. Download the form from the Ada County Commissioners' or Assessor's website, fill it out with your evidence including comparable sales and photos, and email it before the 5:00 PM deadline on the fourth Monday in June. You can also file by mail to 200 W. Front Street, 3rd Floor, Boise, ID 83702, by fax to (208) 287-7009, or in person at the Commissioners' Office.
What is the homestead exemption worth in Ada County?
The homestead exemption in Ada County reduces your taxable value by up to $125,000, which can save you hundreds of dollars annually. The exemption removes 50% of your home's value (plus up to one acre of land) from taxation, capped at $125,000. For a home at Ada County's median value of $454,500, the exemption would reduce your taxable value from $454,500 to $329,500, saving approximately $600 per year at the county's effective rate. You must apply for this exemption, it's not automatic, and it only applies to your primary residence.
What happens at a Board of Equalization hearing in Ada County?
At an Ada County Board of Equalization hearing, you present your evidence proving that your property's assessed value is incorrect. You'll have the opportunity to show comparable sales data, photos of property defects, or documentation of assessment errors. The Assessor's Office will also present their valuation evidence. Because the Assessor's value is presumed correct under Idaho law, the burden of proof is on you to demonstrate with factual evidence that the assessment is too high. The Board reviews all evidence objectively and issues a written decision typically within a few weeks to a month after the hearing.
Should I contact the Assessor's Office before filing a formal appeal in Ada County?
Yes, absolutely. Ada County strongly encourages property owners to call the Assessor's Office at (208) 287-7200 or contact your appraiser directly (number listed on your assessment notice) before filing a formal appeal. Many assessment disputes are resolved through this informal review process without going through the formal Board of Equalization process. The informal review is free, fast, and can resolve issues like factual errors in your property record card (wrong square footage, incorrect features, etc.) without the time and effort of a formal hearing. If the informal review doesn't resolve your concerns, you can still file a formal appeal.
How much can I save by appealing my property taxes in Ada County?
The amount you can save depends on how much your property is overassessed. With Ada County's median home value at $454,500 and effective tax rate around 0.48%, if your home is overassessed by just 10% ($45,450), you're overpaying approximately $218 per year. If you're overassessed by 20%, that's $436 annually in overpayment. A successful appeal reducing your assessed value by $50,000 would save you approximately $240 per year at the median rate. These savings continue every year until your next assessment increase, potentially saving thousands over time.
What evidence do I need for an Ada County property tax appeal?
The strongest evidence for an Ada County property tax appeal includes comparable sales data from 3-5 similar homes that sold close to January 1st (the valuation date) for less than your assessed value. Properties should be in your neighborhood with similar size, age, and condition. You should also include your property record card from the Assessor's Office checked for errors, photos documenting property defects or condition issues, repair estimates for needed work, and written analysis from a realtor or professional appraiser if available. All evidence must be submitted at least three business days before your hearing date if you request one.
Can I appeal to the Idaho Board of Tax Appeals if I lose at the county level?
Yes, if you're dissatisfied with the Ada County Board of Equalization's decision, you have the right to appeal to the Idaho Board of Tax Appeals within 30 days of the county board's decision. The Idaho Board of Tax Appeals has no filing fees and operates with less formal procedures than district court, making it accessible for homeowners. Be aware that the Idaho Board has jurisdiction over your entire assessment and can raise, lower, or leave values unchanged. If still unsatisfied after the state board's decision, you can appeal to district court within 28 days, though this option involves court filing fees and more formal legal procedures.

Official Resources

Ada County Assessor Official Website →

Access property records, assessment information, exemption applications, and contact information for the Ada County Assessor's Office.

Ada County Property Search & Online Maps →

Search property records by address or parcel number to view current assessments, property characteristics, tax history, and ownership information.

Ada County Assessment Appeal Form →

Download the official assessment appeal form and view instructions for filing with the Ada County Board of Equalization.

Idaho State Tax Commission Property Tax Resources →

Information on Idaho property tax laws, homeowner exemptions, circuit breaker program, and statewide property tax policies from the Idaho State Tax Commission.

Idaho Board of Tax Appeals →

File second-level appeals after county Board of Equalization decisions, access appeal forms, and review hearing procedures for state-level property tax appeals.

For state-wide appeal information including Idaho's assessment ratio and deadlines, see our Idaho Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

More Idaho Counties

Bonner County (Sandpoint)Boundary County (Bonners Ferry)Kootenai County (Coeur d'Alene)Power County (American Falls)
← All Idaho property tax appeal info

Sources: https://adacounty.id.gov/assessor/ | https://adacounty.id.gov/commissioners/property-assessment-appeals/ | https://tax.idaho.gov/ | https://bta.idaho.gov/ | https://www.ownwell.com/trends/idaho/ada-county | https://worldpopulationreview.com/states/idaho/property-tax | https://adacounty.id.gov/developmentservices/community-planning-division/information-and-statistics/

Last verified: 2026-07-24