Rob Hartley

Founder, AppealDesk · February 15, 2026

How to Appeal Property Taxes Without a Lawyer (And When You Might Need One)

Updated February 2026 · 9 min read

Why Most Homeowners Don't Need a Lawyer to Appeal

Property tax appeals are an administrative process, not a courtroom proceeding. In every U.S. state, the appeals system is intentionally designed so that homeowners can participate without legal counsel. You file a form, submit evidence that your property is overassessed, and either attend a brief hearing or submit your case in writing. No depositions, no discovery, no cross-examination.

County assessors and review boards expect to deal with homeowners directly. In Texas, the Appraisal Review Board (ARB) process is specifically structured for property owners to present their own case. In California, the Assessment Appeals Board operates the same way. In Illinois, the Cook County Assessor's Office even publishes guides encouraging homeowners to file without professional help.

The National Taxpayers Union Foundation estimates that 30–60% of properties in the U.S. are overassessed. Yet fewer than 5% of homeowners ever file an appeal. The barrier is not legal complexity. It's that most people don't know what evidence to gather or how to present it. That's a data problem, not a legal one.

What You Actually Need Instead of a Lawyer

A successful property tax appeal comes down to three things: evidence, evidence, and evidence. Specifically, you need the following.

• Comparable sales data: Three to five recently sold properties in your area that are similar to yours in size, age, condition, and location. These comps establish what your property is actually worth on the open market, which is the benchmark your assessor should be using.
• Assessment error documentation: Specific facts showing where your county's assessment is wrong. This might be an incorrect square footage, a missing condition adjustment, outdated data, or a valuation that exceeds what comparable properties actually sold for.
• Your county's filing forms and deadlines: Every county has its own appeal form, deadline, and submission process. Missing a deadline or using the wrong form can invalidate an otherwise strong case. For a full breakdown of deadlines by state, see our property tax appeal deadlines guide.
• A clear, professional presentation: Review boards see hundreds of cases. A well-organized evidence packet with labeled comps, a concise cover letter, and adjusted values stands out from a pile of handwritten notes. For details on what makes strong evidence, see our guide on the best evidence for a property tax appeal.

None of these require a law degree. They require access to property data, the ability to make accurate adjustments between comparable properties, and knowledge of your county's specific process. That's exactly what a flat-fee evidence service provides.

Cost Comparison: Lawyer vs. DIY vs. AppealDesk

The cost difference between hiring a lawyer and handling it yourself (with or without a flat-fee service) is dramatic. Here's what each approach looks like on a typical $1,500 annual tax reduction.

For a deeper look at costs across every option, see our full property tax appeal cost breakdown.

How to File Your Appeal Without a Lawyer: Step by Step

Whether you go fully DIY or use a flat-fee evidence service, the process follows the same basic steps. Our comprehensive appeal guide covers each step in detail, but here is the overview.

• Review your assessment notice: When your county sends your annual assessment, check the property details (square footage, lot size, bedrooms, year built) for errors. Our guide on what to do when you get your assessment notice walks you through this in detail.
• Gather comparable sales: Find 3–5 recent sales of similar properties within a half-mile to one-mile radius. Focus on homes sold within the last 6–12 months. Learn how in our guide to finding comparable sales.
• Build your evidence packet: Organize your comps with adjusted sale prices, property photos, and a clear summary showing why your assessed value is too high.
• File before the deadline: Submit your appeal form and evidence to your county's review board. Most counties accept online submissions. Some require mail or in-person filing.
• Attend the hearing (if required): Many counties resolve appeals based on written evidence alone. If a hearing is required, it typically lasts 10–20 minutes. For what to expect, see our post on appealing without a hearing.

When a Lawyer Actually Makes Sense

There are specific situations where legal expertise adds genuine value. If any of the following apply to you, consulting a property tax attorney may be worthwhile.

• Commercial or industrial property: Commercial assessments involve income capitalization, cost approaches, and complex valuation methods that go well beyond residential comparable sales. The stakes are typically higher (tens or hundreds of thousands in annual taxes), making attorney fees proportionate to potential savings.
• Very high-value residential property ($2M+): Homes above $2 million often have fewer true comparables and unique features that complicate valuation. An attorney experienced with luxury property appeals can navigate arguments about contributory value, functional obsolescence, and market segmentation that standard evidence packets don't address.
• Methodology disputes: If your dispute is not about what your property is worth but about how the assessor calculated the value (wrong assessment ratio, improper classification, equalization errors), that's a legal argument rather than a data argument.
• Multi-year corrections: Some jurisdictions allow you to recoup overcharges from prior years. These retroactive claims often involve procedural rules that benefit from legal guidance.
• Second-level appeals: If your initial appeal was denied and you want to escalate to a state tax court or board of equalization, the process becomes more formal and lawyer representation provides a real advantage.

Do You Need an Appraisal Either?

Many homeowners assume they need both a lawyer and a formal appraisal to appeal. In most cases, you need neither. A professional appraisal costs $300–500, and the vast majority of successful residential appeals rely on comparable sales evidence alone. For a full breakdown of when an appraisal helps (and when it doesn't), read our guide on appealing property taxes without an appraisal.

The pattern here is clear: the property tax appeal system is built for regular homeowners. Lawyers, appraisers, and full-service firms all have their place, but for the typical residential appeal, professional evidence is the only thing that moves the needle. Everything else is optional.

How to Choose the Right Approach for Your Situation

Your decision comes down to three factors: the complexity of your case, your available time, and how much of your savings you want to keep. Here is a simple framework.

• Standard residential property, some free time: Use AppealDesk ($49 flat fee) to get your evidence packet, then file the appeal yourself in 10–15 minutes. You keep nearly all of your savings.
• Standard residential property, zero free time: A contingency service like Ownwell handles everything for 25–35% of savings. Read our comparison of the best property tax appeal services to weigh your options.
• Commercial property or $2M+ residential: Consult a property tax attorney. The complexity and stakes justify the higher cost.
• Disputed methodology or second-level appeal: Hire a lawyer. These situations require legal arguments, not just data.

Frequently Asked Questions