Rob Hartley
Founder, AppealDesk · February 13, 2026
Property Tax Appeal Letter Template: How to Write a Winning Appeal (2026)
Updated February 2026 · 10 min read
The short version: A strong property tax appeal letter includes four elements: your property identification (parcel number, address, current assessed value), the specific reduction you're requesting, a summary of your comparable sales evidence, and a professional tone. Below you'll find three ready-to-use templates, a breakdown of what makes each element effective, and the common mistakes that sink most appeal letters.
What Is a Property Tax Appeal Letter (and When Do You Need One)?
A property tax appeal letter is a written document you submit to your county's assessor or appeals board requesting a reduction in your property's assessed value. It accompanies your evidence packet and serves as the cover page for your entire case.
In some jurisdictions, the letter is the appeal — you write it, attach your evidence, and mail or submit it. In others, you fill out a standard county form and attach the letter as a supplement. Either way, the letter gives the reviewer context that a form alone cannot provide.
Even when your county only requires a check-the-box form, a well-written supplemental letter makes a measurable difference. It signals that you've done serious research, organizes the narrative around your strongest evidence, and gives the board member a clear, one-page summary of why your assessment should be lowered.
If you're unsure what evidence to include with your letter, see our detailed guide on what evidence you need for a property tax appeal. For more examples of exactly what to write in different situations, check our guide on what to write when protesting property taxes.
Not sure how the appeal process works in your state? Start with our complete guide to appealing property taxes for the full walkthrough, then come back here for the letter itself.
The 4 Elements of a Winning Appeal Letter
Every effective property tax appeal letter — regardless of state or county — contains the same four building blocks. Miss any one of them and your letter loses persuasive power.
1. Property Identification
Start with your parcel number, property address, and the current assessed value from your notice. This sounds obvious, but a surprising number of appeal letters omit the parcel number, which is the only identifier the assessor's office actually uses internally. Without it, your letter may be delayed or misrouted.
2. Your Requested Value
State the exact dollar amount you believe the property should be assessed at — and briefly explain how you arrived at that number. Don't say “the assessment is too high.” Say “based on comparable sales, the market value of this property is $X, which corresponds to an assessed value of $Y.” Specificity signals credibility.
3. Evidence Summary
Briefly reference the evidence you're including. The International Association of Assessing Officers (IAAO) standards emphasize that comparable sales are the primary basis for residential property valuation. This typically means your comparable sales analysis (3–5 recent sales of similar homes), any assessment ratio calculations, and documentation of errors or condition issues. You don't need to reproduce the full analysis in the letter — that's what the evidence packet is for. The letter points to it.
4. Professional Tone and Formatting
Keep the letter to one page. Use a formal business letter format. Address the board or assessor by name if possible. Avoid emotional language, complaints about tax rates, or references to your income or ability to pay. The letter should read like a factual brief, not a grievance. Boards review hundreds of appeals — concise and organized wins every time.
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Template 1: General Property Tax Appeal Letter
This template works in most states where the process is called an “appeal.” Adapt the board name and terminology to match your county. Replace bracketed text with your information.
Pro tip: Always include the assessment ratio calculation when your state assesses at less than 100% of market value. According to the Lincoln Institute of Land Policy, boards in states like Georgia (40%), Tennessee (25%), and South Carolina (4%) expect you to show you understand the math. If you skip it, your requested value may look arbitrary.
Template 2: Appeal Letter for Factual Errors
Use this template when your property record contains incorrect data — wrong square footage, an extra bathroom or bedroom that doesn't exist, a garage listed as finished living space, or an incorrect lot size. Error-based appeals are often the easiest to win because the evidence is binary: the record is either right or wrong.
Error-based appeals are powerful because they give the assessor a clear, defensible reason to adjust your value. Even if your comps are debatable, a documented error in square footage or bedroom count is hard to argue against. Check your property record card on your county assessor's website before filing — errors are more common than most homeowners realize.
Template 3: Texas Property Tax Protest Letter
Texas calls the process a “protest” rather than an appeal, and you file it with your county's Appraisal District to be heard by the Appraisal Review Board (ARB). The deadline is May 15 or 30 days after your notice of appraised value, whichever is later. While most Texas homeowners file using Form 50-132, attaching a supplemental protest letter substantially strengthens your case — especially if you end up at an ARB hearing.
According to data compiled by the National Taxpayers Union Foundation, roughly 85% of Texas protests are resolved at the informal stage without going to the ARB. Having a well-organized letter and evidence packet makes the informal appraiser much more likely to offer a meaningful reduction. For more on the Texas process, see our Texas property tax protest guide.
Need to check your state's filing deadline? Deadlines vary dramatically — from January in Nevada to December in Oregon.
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What Makes an Appeal Letter Effective
The templates above give you the structure. Here's what separates a letter that gets results from one that gets filed in the rejection pile.
Be Specific with Numbers
“My assessment is too high” is an opinion. “The three most comparable recent sales average $342,000, which is 14% below the $398,000 implied by my current assessment” is evidence. Every claim in your letter should include a dollar amount, a percentage, or a date. Boards are trained to evaluate data, not feelings.
Lead with Your Strongest Evidence
If you found a factual error in your property record, put that front and center. If your comps are strong, open with the comparable sales summary. Don't bury your best argument in the third paragraph. Reviewers often form an initial impression within the first 30 seconds of reading.
Keep It to One Page
The letter is a summary, not the full case. Your detailed comparable sales analysis, photos, repair estimates, and supporting documentation belong in the evidence packet. The letter should point to that evidence, not reproduce it. If a board member can't understand your argument in 60 seconds of reading, the letter is too long.
Use the Assessor's Own Data When Possible
Assessors publish property records, sales data, and assessment ratios — much of which is cataloged in databases like the Tax Foundation's state-by-state property tax data. When your argument is built on the county's own numbers — “your records show my home at 2,400 sq ft, but the actual measured area is 2,150 sq ft” — it's much harder for the board to dismiss. It reframes the appeal from “I disagree” to “your own data supports a lower value.”
State the Specific Reduction You Want
Don't leave the requested value open-ended. “I request that the assessed value be reduced to $285,000” gives the board a clear target. An open-ended request like “please lower my assessment” forces the board to do the work for you — and they won't.
Common Mistakes in Appeal Letters
After reviewing thousands of appeal outcomes, these are the errors that most frequently weaken or disqualify otherwise valid cases.
Using emotional language
“This is unfair,” “I can't afford this,” or “my neighbor pays less” are not legal arguments. Boards evaluate assessed value against market data — not fairness, hardship, or relative tax burden. Keep emotion out of the letter entirely.
Talking about your tax bill instead of your assessment
The board controls your assessed value, not the tax rate. Saying “my taxes went up 20%” is irrelevant because the rate increase came from your local government, not the assessor. Focus exclusively on why the assessed value is too high.
Omitting the parcel number
Your parcel number (also called a property ID, account number, or PID) is the assessor's primary identifier. Without it, your letter may be delayed or associated with the wrong property. It's on your assessment notice, tax bill, and your county assessor's website.
Not specifying a requested value
An appeal that says “please lower my assessment” without stating a specific dollar amount tells the board you haven't done the research. Always include both your requested market value and the corresponding assessed value.
Using non-comparable properties as evidence
A 1,200 sq ft ranch is not comparable to your 2,400 sq ft colonial, even if it's on the same street. Boards expect comps within 20% of your square footage, similar age and condition, same neighborhood, and similar lot size. Cherry-picked low sales that aren't truly comparable will undermine your credibility.
Submitting the letter without an evidence packet
The letter is a summary — it's not the evidence itself. Always attach your full evidence packet with the detailed comparable sales analysis, property photos, repair estimates, and any documentation supporting your claims. A letter alone is an assertion; a letter with evidence is a case.
Want to know what happens after you submit your letter? Our guide on what to expect at a property tax hearing walks through the entire process from filing to decision.
How AppealDesk Handles the Letter for You
If writing the letter yourself feels like a chore — or you're not sure your comps are strong enough — AppealDesk generates the entire package for you. Here's what you get for $49:
The cover letter is generated from the same evidence data as the rest of the packet, so every number in the letter matches the detailed analysis. Your parcel number, county-specific board name, requested value, and comparable sales references are all pre-populated — you just print, sign, and submit.
Curious about how our service compares to others? See our complete appeal guide or check the overassessment calculator to see if the numbers support an appeal before you commit.
See If Your Assessment Supports an Appeal
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