Rob Hartley
Founder, AppealDesk · February 11, 2026
Can Appealing Your Property Taxes Actually Raise Them? Here's the Truth
Updated February 2026 · 8 min read
The Short Answer
In most states and most scenarios: no. The appeals board can only lower your assessment or leave it unchanged. States like Texas, Florida, and New York explicitly prohibit the board from raising your value during an appeal. But there are scenarios where the process can lead to a higher assessment — not from the board's decision, but from what the assessor discovers along the way.
The appeals board itself won't raise your taxes in most states. But the process of appealing can sometimes trigger a closer look at your property — and that's where the risk lives. This guide covers exactly when you're safe, when you're not, and how to know before you file.
When an Appeal Can't Raise Your Taxes
The vast majority of appeals fall into one of these safe categories:
Your property is genuinely overassessed
If comparable sales show your home is worth less than what the county says, this is the slam dunk. The board lowers your value and you save money. Data from the National Taxpayers Union Foundation shows that roughly 40–60% of appeals result in a reduction, with a typical decrease of 10–15% of assessed value. In Harris County, Texas, 74% of protests were successful in 2023, saving property owners an average of $2,061 per account.
Your state has explicit statutory protection
Many states legally prohibit the appeals board from increasing your assessment during an appeal. As documented in the Lincoln Institute's Significant Features of the Property Tax database, Texas Tax Code Section 41.47 says the ARB “may not determine the appraised value… to be an amount greater than” the original value. Florida's Value Adjustment Board, New York's Board of Assessment Review, and Cook County, IL's Board of Review all work the same way: they can lower your value or leave it alone, but they cannot raise it.
You're appealing a clerical error
Wrong square footage, an extra bathroom that doesn't exist, an incorrect lot size. Fixing factual errors in the assessor's records can only help. The board corrects the record, and your assessment adjusts accordingly.
You appeal and lose
Even when appeals are denied, the outcome in most states is simple: nothing changes. Your assessment stays the same. You owe exactly what you would have owed anyway. There's no penalty for trying (Florida's $15 filing fee is one of the few exceptions). You can try again next year, and the comparable sales you gathered remain useful.
When an Appeal Can Lead to Higher Taxes
These scenarios are uncommon, but they're not impossible. Most articles skip them entirely. We think you deserve the full picture.
1. The assessor discovers unreported improvements
You finished your basement, added a deck, converted a garage to living space, or put in a pool. The county didn't know about it. During the appeal process, the assessor may inspect your property (or review satellite imagery) and discover features that weren't in their records. This doesn't come from the appeal board — it comes from the assessor updating their files. The result: your next assessment notice could be higher, independent of the appeal outcome.
2. Your property is actually underassessed
This is the big one. If your home's market value is higher than what the county thinks it's worth, drawing attention to your property via an appeal could prompt the assessor to take a closer look. The board won't raise your value during the hearing (in most states), but the assessor might flag it for the next assessment cycle. This is especially risky in fast-appreciating markets where your assessment hasn't caught up to reality yet — that gap is actually in your favor, and filing an appeal could close it.
3. You're in a state that allows cross-appeals or board-initiated increases
According to Tax Foundation research, a small number of states allow the assessor's office to counter-appeal arguing the value should be higher. In New Jersey, the taxing district has 20 days to file a cross-petition when a homeowner appeals. In Pennsylvania, school districts actively file their own appeals against homeowners, especially after recent sales at higher prices. And in a few states — California, Michigan, Washington, and North Carolina — the appeals board itself can independently determine a higher value based on the evidence presented.
4. The appeal triggers a full property review
In some jurisdictions, filing an appeal gives the assessor's office a reason to send someone out. They may notice things the desk-based mass appraisal missed: a pool, an addition, a better view than recorded, a condition upgrade. Even if the board doesn't raise your value, the next assessment notice might reflect what the inspector found.
Key framing: These scenarios are uncommon, but they're not zero-risk. The question isn't whether they can happen — it's how to make sure they don't happen to you. That starts with getting the data right before you file.
How to Know If You're Safe Before Filing
You don't need to guess. Run through this checklist before you file:
We Check Before You File
Enter your address. We'll compare your assessment to recent comparable sales. If you're overassessed, we'll build your packet. If you're not, we'll tell you — and won't charge you a dime.
What Happens If You Appeal and Lose
In most states, nothing. Your assessment stays exactly the same. You owe exactly what you would have owed if you'd never filed. There's no penalty, no black mark, and no consequence beyond the time you invested.
- No penalty for losing. Most states have no filing fee. Florida charges $15 regardless of outcome. Some California counties charge up to $120.
- You can try again next year. A failed appeal doesn't prevent future appeals. If the overassessment persists, file again with updated comps.
- Your evidence still has value. The comparable sales you gathered can anchor next year's appeal.
- Time invested is modest. A DIY appeal typically takes 2–4 hours total. A service-prepared appeal takes minutes of your time.
The downside of appealing and losing is measured in hours. The downside of not appealing when you should have is measured in dollars — every year, for the life of the reassessment cycle. If you're not sure about your deadline, check our deadline guide. And if you're 65+, you may also qualify for senior exemptions that stack on top of a successful appeal.
The Decision Framework
Here's how to decide whether to file:
Assessment higher than comps
File. Worst case: nothing changes. Best case: you save hundreds or thousands per year.
Assessment lower than comps
Don't file. You're already winning. An appeal could draw unwanted attention.
Unreported improvements
Think carefully. The appeal could prompt a property review that catches unpermitted work.
Not sure where you stand
Get the data first. Don't guess. Pull comps, check your property card, or use a service that does it for you.
Not Sure Where You Stand?
Enter your address. We'll pull your assessment, compare it to recent sales, and tell you whether an appeal makes sense — before you risk anything.
Frequently Asked Questions
Can the appeals board raise my property taxes during a hearing?
In most states, no. Texas, Florida, New York, and Cook County, IL all explicitly prohibit the board from increasing your assessment during a homeowner-initiated appeal. The worst outcome is denial — your assessment stays the same. However, a small number of states (California, Michigan, Washington, North Carolina, Tennessee) do allow the board to independently determine a higher value. Check your state's rules before filing.
What if the assessor sends someone to inspect my property?
This can happen. If your property card already accurately reflects your home's features, an inspection has nothing new to discover. The risk is when you have unreported improvements — a finished basement, a new deck, an addition done without permits. An inspection could add those to your record, potentially increasing your next assessment.
Should I appeal if my home value has gone up?
Rising market value doesn't mean your assessment is correct. Your assessment could still be higher than what comparable homes are actually selling for. The question isn't whether values are rising — it's whether your assessed value is higher than comparable sales support. In partial assessment ratio states, remember to convert before comparing.
Can I withdraw my appeal if I change my mind?
In most states, yes. You can withdraw before the hearing with no consequences. Your assessment remains unchanged. If you discover during preparation that your home may actually be underassessed, withdrawing is the smart move.
Is it worth appealing over a small amount?
It depends on your time horizon. A $500-per-year reduction is $2,500 over five years before the next reassessment. In states with long cycles (Pennsylvania, Tennessee, Ohio), a single successful appeal can save thousands. For a service-prepared appeal, the time investment is
For a complete analysis of whether the savings justify the effort, read our guide on whether appealing property taxes is worth it.
minimal.Does appealing put a “target” on my property?
No. As the International Association of Assessing Officers (IAAO) explains, assessors use mass appraisal models that apply the same methodology to every property. They don't track or penalize homeowners who appeal. In Texas, roughly 26% of Harris County properties are protested every year — it's routine. In Georgia, a successful appeal actually triggers a 2-year freeze preventing the assessor from raising your value.