AppealDesk

Tulsa County Property Tax Appeal, Oklahoma

Travis BunnTravis Bunn·Updated July 25, 2026

Tulsa County is Oklahoma's second-most populous county with approximately 669,000 residents and serves as a major economic hub in northeastern Oklahoma. The county seat is Tulsa, the state's second-largest city, with other notable cities including Broken Arrow, Owasso, Bixby, Jenks, and Sand Springs. Property tax appeals are particularly important in Tulsa County because it has the highest property tax rate in the state at 1.01%, significantly exceeding the Oklahoma state average of 0.74% and neighboring counties like Rogers County (0.78%) and Wagoner County (0.75%). With median home values rising and tax rates above state and national averages, homeowners who successfully appeal can save hundreds to thousands of dollars annually on their property tax bills.

Notable cities: Tulsa, Broken Arrow, Owasso, Bixby, Jenks, Sand Springs

Median Home

$213,500

Tax Rate

1.01%

Annual Tax

$2,161

Population

669,000

On the typical Tulsa County home, valued near $213,500 at the county’s effective tax rate of 1.01%, 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: 30 calendar days from the date the valuation notice was mailed, or April 6, 2026 if no notice was received

If you receive a Notice of Increase in Valuation, you have 30 calendar days from the date the notice was mailed to file an informal protest with the Tulsa County Assessor. If your property value did not increase and you did not receive a notice, you may still file an appeal by the first Monday in April (April 6, 2026). Missing this deadline means waiting a full year to appeal.

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How Tulsa County Assesses Property

11%of market value

Assessed by: Tulsa County Assessor's Office

Assessment cycle: annual

Notices typically mailed: January-February

In Oklahoma, your property tax is based on assessed value, not market value. The Tulsa County Assessor determines your home's fair cash (market) value as of January 1 each year, then applies Oklahoma's 11% assessment ratio for residential property to calculate the assessed value. For example, if your home's market value is $213,500 (the county median), at Oklahoma's 11% assessment ratio your assessed value would be $23,485, resulting in approximately $2,161 in annual taxes at the county's effective rate of 1.01%. This two-step calculation is why a $10,000 reduction in market value saves you only about $110 per year in taxes.

The Appeal Process

Appeals are heard by the County Board of Equalization. The Board of Equalization hearing is informal, you present your case to a three-member panel (usually the county commissioners or appointed board members), and the assessor presents the county's valuation rationale. Hearings are free and typically last 10-20 minutes per property.

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Step 1: File an informal protest with the Tulsa County Assessor within 30 days of your notice date (or by April 6, 2026 if no notice received) using OTC Form 974. Include your property address, the assessed value you're disputing, the value you believe is correct, and the basis for your claim along with supporting evidence.

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Step 2: Attend the informal hearing scheduled by the Assessor's Office. You may participate in person at the Assessor's office or request a phone hearing. Present your evidence including comparable sales, photos, appraisals, or documentation of property condition issues. The assessor will issue a written decision within 7 calendar days of the meeting.

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Step 3: If dissatisfied with the assessor's informal decision, file a formal appeal with the County Board of Equalization within 15 calendar days from the date the decision is mailed using OTC Form 976. Mail or deliver one copy to the County Board of Equalization secretary (county clerk) and one copy to the county assessor.

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Step 4: Attend the County Board of Equalization hearing. The Board will notify you of the hearing date, place, and time. Present your case to the three-member panel, who will review evidence and issue a decision. The hearing is informal and typically lasts 10-20 minutes.

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Step 5: If dissatisfied with the Board of Equalization decision, file a petition with the district court within 30 calendar days of when the decision was mailed or delivered. If still dissatisfied, you may appeal the district court ruling to the Oklahoma Supreme Court.

Required form: OTC Form 974 - County Assessor Informal Protest

Filing Methods

email:Email completed Form 974 to assessor@tulsacounty.org or informalprotest@tulsacounty.org
mail:Mail to: Tulsa County Assessor, Attn: Taxpayer Services, Tulsa County Headquarters, 5th floor, 218 W. Sixth St., Tulsa, OK 74119
in-person:Visit Tulsa County Assessor's Office at 218 W. Sixth St., 5th floor, Tulsa, OK 74119, Monday-Friday 8:00 AM - 5:00 PM (excluding holidays)
phone:Call (918) 596-5100 to request that an appeal form be mailed to you

Evidence to Bring

Comparable sales: 3-5 recent sales of similar homes in same neighborhood with similar size, age, and condition that sold below your assessed market valueIndependent appraisal: Recent professional appraisal showing lower value than county assessmentProperty condition evidence: Photos, repair estimates, or contractor bids documenting deferred maintenance, structural issues, or functional obsolescencePurchase information: Recent purchase price and date if you bought the property within the last two years

Tulsa County Assessor Contact

Tulsa County Assessor's Office

Phone: (918) 596-5100

Address: 218 W. Sixth Street, 5th Floor, Tulsa, OK 74119

Website: https://assessor.tulsacounty.org

Online Portal: https://assessor.tulsacounty.org/Property/Search

Hours: Monday-Friday 8:00 AM - 5:00 PM (excluding holidays)

Tax Exemptions in Tulsa County

Homestead Exemption

$1,000 off assessed value (saves approximately $100-$130 per year)

Reduces the assessed value of your primary residence by $1,000

Eligibility: Owner-occupant of primary residence as of January 1. Must be Oklahoma resident who owns and occupies the property as principal place of residence.Deadline: March 15 or within 30 days from the mailing date on Notice of Increase in Valuation. Once granted, automatic renewal each year if you continue to occupy the property.

Additional Homestead Exemption (Double Homestead)

$1,000 additional off assessed value (total $2,000 with standard homestead)

Additional $1,000 reduction in assessed value for low-income seniors or disabled homeowners

Eligibility: Must already have standard Homestead Exemption. Available to homeowners age 65+ with gross household income under $30,000, OR totally disabled homeowners with gross household income under $30,000 (effective January 1, 2024).Deadline: March 15. Annual filing required for anyone under 65 years of age. Use OTC Form 994.

Senior Valuation Limitation (Senior Freeze)

Freezes assessed value, prevents increases from market appreciation (actual savings vary by property)

Freezes the taxable fair cash value of homestead property at the current level

Eligibility: Age 65 or older as of January 1; must have valid Homestead Exemption; gross household income from all sources (except gifts and veterans disability compensation) cannot exceed HUD area median income for Tulsa County (approximately $89,500-$90,300 for 2026).Deadline: March 15. Once granted, does not require annual reapplication unless income exceeds limit. Use OTC Form 994.

100% Disabled Veteran Property Tax Exemption

Full exemption of fair cash value, eliminates entire property tax bill

Complete exemption from property tax on primary residence for 100% disabled veterans

Eligibility: Honorably discharged veteran with 100% permanent service-connected disability certified by U.S. Department of Veterans Affairs; must be Oklahoma resident; must own and occupy property as homestead as of January 1. Exemption also applies to surviving spouse who has not remarried.Deadline: Applications accepted throughout the year, but must be filed by March 15 to be effective for current tax year. Use OTC Form 998 and bring Property Tax letter with raised seal from VA.

Tulsa County Appeal Statistics

Success Rate

approximately 40% of cases that reach a hearing

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Tulsa County for 2026?
You have 30 calendar days from the date your valuation notice was mailed to file an informal protest with the Tulsa County Assessor using OTC Form 974. If your property value did not increase from the previous year and you did not receive a notice, you may still file an appeal by the first Monday in April, which is April 6, 2026. Missing these deadlines means you cannot appeal your 2026 assessment and must wait until the following year. The appeal process is free, and you can file by email to assessor@tulsacounty.org, by mail, in person, or by calling (918) 596-5100 to request a form.
How do I file a property tax appeal in Tulsa County online or by email?
To file a property tax appeal electronically in Tulsa County, download OTC Form 974 (County Assessor Informal Protest) from the Oklahoma Tax Commission website or the Tulsa County Assessor's website at assessor.tulsacounty.org. Complete the form with your property information, the value you're disputing, your opinion of the correct value, and the reasons for your appeal. Email the completed form along with supporting evidence (comparable sales, photos, appraisals) to assessor@tulsacounty.org or informalprotest@tulsacounty.org. After receiving your appeal, the Assessor's Office will schedule an informal hearing and send you a notice with the date and time. You can participate in the hearing by phone if requested.
What is the homestead exemption worth in Tulsa County and how do I apply?
The homestead exemption in Tulsa County reduces your property's assessed value by $1,000, which typically saves homeowners between $100 and $130 per year in property taxes at current millage rates. To qualify, you must own and occupy the property as your primary residence as of January 1. You can apply online at assessor.tulsacounty.org, by mail, or in person at the Tulsa County Assessor's Office at 218 W. Sixth Street, 5th floor. The deadline is March 15 or within 30 days from the mailing date on your Notice of Increase in Valuation. Once granted, the exemption automatically renews each year as long as you continue to occupy the property as your primary residence, so you don't need to reapply annually.
What happens at a County Board of Equalization hearing in Tulsa County?
If your informal appeal with the Tulsa County Assessor is unsuccessful, you can file a formal appeal to the County Board of Equalization within 15 calendar days using OTC Form 976. The Board will notify you of the hearing date, place, and time. At the hearing, you present your case to a three-member panel, typically county commissioners or appointed board members, and the assessor presents the county's valuation rationale. The hearing is informal and free, typically lasting 10-20 minutes per property. You should bring your evidence including comparable sales, photos, appraisals, or documentation of property issues. The Board has the authority to confirm, correct, or adjust the valuation of your property. If you're dissatisfied with the Board's decision, you can appeal to district court within 30 days.
How much can I save by appealing my property taxes in Tulsa County?
The amount you can save depends on how much your assessed market value is reduced. In Tulsa County, with an effective tax rate of 1.01% and Oklahoma's 11% assessment ratio, every $10,000 reduction in your home's market value saves approximately $111 per year in property taxes. For example, if you successfully argue your home is worth $200,000 instead of the assessed $230,000, that $30,000 reduction would save about $333 annually. Research shows that approximately 40% of appeals that reach a hearing are successful, and about 25% of homes in America are unfairly overassessed. Given that Tulsa County has the highest property tax rate in Oklahoma, the potential savings from a successful appeal are particularly significant compared to other Oklahoma counties.
What evidence do I need for a successful Tulsa County property tax appeal?
The strongest evidence for a Tulsa County property tax appeal includes three to five comparable sales of similar homes in your neighborhood that sold for less than your assessed value, these should match your home's size, age, condition, and location as closely as possible. You should also include photos documenting any property condition issues such as needed repairs, deferred maintenance, or structural problems. Repair estimates or contractor bids showing the cost to fix these issues add credibility to your claim. If you purchased the property within the last two years, include your purchase price and date. A recent independent appraisal showing a lower value than the county's assessment is also compelling evidence. Organize your evidence clearly in a one-page summary that makes it easy for the assessor or Board of Equalization to review during your 10-20 minute hearing.
Can I appeal my Tulsa County property taxes if I didn't receive a notice of value increase?
Yes, you can still appeal your property taxes in Tulsa County even if you didn't receive a Notice of Increase in Valuation. Oklahoma law allows taxpayers to file an appeal of the current assessment by the first Monday in April (April 6, 2026) even when property values have not been adjusted from the previous tax year and no notice was mailed. This means you can challenge your property's assessed value annually regardless of whether it increased. Use OTC Form 974 to file your informal protest with the Tulsa County Assessor by April 6, 2026. The process is the same as if you had received a notice, you'll attend an informal hearing, present your evidence, and receive a written decision within 7 days. This provision ensures all property owners have the opportunity to contest valuations they believe are incorrect.
What is the assessment ratio in Tulsa County and how does it affect my property taxes?
Tulsa County uses Oklahoma's statutory assessment ratio of 11% for residential property, which means your property taxes are calculated on 11% of your home's fair cash (market) value, not the full market value. The Tulsa County Assessor determines your home's market value as of January 1 each year, then multiplies it by 11% to get the assessed value. For example, a home with a market value of $213,500 has an assessed value of $23,485 (11% of $213,500). This assessed value is then multiplied by the local millage rate to determine your actual tax bill. Understanding this two-step calculation is important when appealing, a $10,000 reduction in market value only reduces your assessed value by $1,100, which at Tulsa County's 1.01% effective rate saves about $111 annually. When preparing your appeal, you're challenging the market value, not the assessed value.

Official Resources

Tulsa County Assessor Official Website →

Official county assessor website with property search, exemption applications, appeal forms, and assessment information.

Tulsa County Property Search Portal →

Search property records by address, owner name, or parcel number to view current assessments, valuations, and property characteristics.

Oklahoma Tax Commission Ad Valorem Forms →

Download official state property tax forms including Form 974 (Informal Protest), Form 976 (Formal Appeal), Form 998 (100% Disabled Veteran Exemption), and Form 994 (Senior Valuation Limitation).

Oklahoma Tax Commission Property Tax Resources →

State resources explaining property tax exemptions, assessment ratios, appeal procedures, and taxpayer rights in Oklahoma.

For state-wide appeal information including Oklahoma's assessment ratio and deadlines, see our Oklahoma 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 Oklahoma Counties

Carter County (Ardmore)Oklahoma County (Oklahoma City)Pottawatomie County (Shawnee)
← All Oklahoma property tax appeal info

Sources: https://assessor.tulsacounty.org | https://oklahoma.gov/tax/forms.html | https://taxbycounty.com/oklahoma/tulsa-county | https://www.aptcnet.com/property-tax-resources/national-property-tax-updates/oklahoma-property-tax-updates | https://askdoss.com/how-to-appeal-your-property-tax-in-oklahoma-step-by-step-guide/

Last verified: 2026-07-25