AppealDesk vs AppealSeal: Which Is Right for You?
Last updated: February 20, 2026
Quick Verdict
AppealDesk is the better choice for most homeowners: half the price ($49 vs $100), nationwide coverage, and a more complete evidence packet that includes assessment ratio analysis, property context factors, and a professional cover letter. AppealSeal is a reasonable option if you live in California and specifically want a tool built around the Prop 8 appeal process.
Best for budget-conscious DIY
AppealDesk — Homeowners in any state who want a complete evidence packet at the lowest flat-fee price
Best for hands-off service
AppealSeal — California homeowners who want a Prop 8-focused tool and are comfortable paying $100
Rob Hartley·Updated February 20, 2026Side-by-Side Comparison
| Feature | AppealDesk | AppealSeal |
|---|---|---|
| Pricing | $49 flat fee | $100 flat fee |
| Pricing model | Pay once, keep 100% of savings | Pay once, keep 100% of savings |
| Coverage | All 50 states, 3,100+ counties | California only |
| Service type | DIY with professional evidence packet | DIY evidence tool |
| What you receive | Evidence packet, filing guide, cover letter | Comp worksheet, map, adjustment calculations |
| Assessment ratio analysis | Included | Not available |
| Property context factors | Included (flood zone, highway, railroad, etc.) | Not available |
| Cover letter | Included | Not included |
| Filing guide | County-specific step-by-step instructions | General form guidance |
| Refund policy | Free analysis before payment | Not publicly stated |
What You Actually Keep
On a $2,000 annual tax reduction:
Pricing & Value
Both AppealDesk and AppealSeal use flat-fee pricing, which is unusual in an industry dominated by contingency fees that take 25-50% of your savings. The difference is straightforward: AppealDesk costs $49, AppealSeal costs $100. Both let you keep 100% of whatever reduction you achieve. On a typical $2,000 annual reduction, AppealDesk saves you $51 more than AppealSeal before you even factor in evidence quality. On a $5,000 reduction, the gap stays the same -- $51 -- because both are flat fees. The real pricing question is whether AppealSeal's $100 buys you something AppealDesk's $49 does not. Based on our feature comparison, AppealDesk actually includes more: assessment ratio analysis, property context factors, a professional cover letter, and county-specific filing guides. AppealSeal focuses on comparable sales with adjustments and a neighborhood map. Neither service charges a percentage, so there is no break-even calculation -- AppealDesk costs less in every scenario.
Coverage & Availability
This is the most significant difference between the two services. AppealDesk covers all 50 states and over 3,100 counties. Whether you own property in Texas, New York, Florida, Illinois, or any other state, you can generate an evidence packet. AppealSeal covers California only. Every page on their site references California-specific processes: Proposition 8 decline-in-value appeals, the BOE-305-AH form, the Assessment Appeals Board process, and the January 1 lien date. Their county guides cover Los Angeles and San Mateo specifically. If you live outside California, AppealSeal is not an option. For California homeowners, both services are available, and the choice comes down to evidence quality, pricing, and which packet gives you a stronger case.
Evidence Quality
Both services provide comparable sales analysis with adjustments, which is the foundation of any property tax appeal. AppealSeal generates a comp worksheet with land/improvement breakdowns, living-area calculations, and a neighborhood map showing subject and comp properties. Their adjustments cover time/market conditions, size, lot size, and condition. AppealDesk provides comparable sales with price-per-square-foot calculations plus two features AppealSeal lacks: assessment ratio verification and property context factors. Assessment ratios compare your assessed value to actual market value at the county level -- a calculation most homeowners skip but which can reveal systematic overassessment. Property context factors flag negative influences like flood zones, highway proximity, and railroad noise that depress market value below what standard comps suggest. AppealDesk also includes a professional cover letter summarizing the case, which AppealSeal does not provide.
Filing Support
AppealDesk provides a county-specific filing guide with step-by-step instructions tailored to your exact county: the right form, the filing deadline, how to submit (online portal, mail, or in person), and what to expect at a hearing. This works across all 50 states and adapts terminology -- "protest" in Texas, "grieve" in New York, "appeal" in most other states. AppealSeal provides guidance specific to California's BOE-305-AH form and the Assessment Appeals Board process. Their how-to-appeal guide covers California's process in depth, including Proposition 8 decline-in-value mechanics. For California homeowners, both approaches work. AppealSeal goes deeper on California-specific procedures, while AppealDesk provides a more structured filing guide with explicit step-by-step instructions. For homeowners outside California, only AppealDesk provides filing support.
Who Should Choose AppealSeal Instead
Choose AppealSeal if you live in California and specifically want a tool built around the Proposition 8 decline-in-value appeal process. AppealSeal's entire methodology is designed for California's unique assessment system, and their county guides for Los Angeles and San Mateo go deep on local procedures. If you value seeing your comparable sales on an interactive neighborhood map and want a tool that speaks California's specific appeal language, AppealSeal delivers that focus. Their free initial check also lets you see if your property qualifies before paying anything. That said, at $100 vs $49, you are paying double for a narrower feature set. AppealSeal lacks assessment ratio analysis, property context factors, and a cover letter. For most California homeowners, AppealDesk provides better value. But if California-specific depth matters more to you than price, AppealSeal is a reasonable choice.
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AppealSeal — Strengths & Weaknesses
Strengths
- +Flat-fee model means predictable cost, unlike percentage-based competitors
- +Transparent comparable sales selection with neighborhood map visualization
- +Built specifically around California Proposition 8 decline-in-value appeals
- +Free initial check lets you see if your property qualifies before paying
Weaknesses
- –California only -- homeowners in the other 49 states have no coverage
- –$100 is double the cost of AppealDesk for a similar DIY evidence approach
- –No assessment ratio analysis, which is a key factor in determining overassessment
- –No property context factors (flood zones, highway proximity, railroad noise) in the analysis
- –No cover letter or pre-written filing narrative included in the packet
- –No publicly visible money-back guarantee or refund policy
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Frequently Asked Questions
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