Best Property Tax Appeal Services in 2026 (Compared)
Last updated: February 20, 2026
The property tax appeal industry has grown significantly in recent years, and homeowners now have more options than ever for challenging an overassessment. Services range from $49 flat-fee evidence packets to full-service firms that charge 25-50% of your savings. The right choice depends on three factors: your budget, your state, and how much effort you want to invest. Flat-fee services like AppealDesk provide professional evidence packets with comparable sales analysis, assessment ratio verification, and filing guides. You pay a fixed amount regardless of your reduction and keep 100% of whatever you save. The trade-off is filing the appeal yourself, which typically takes 10-15 minutes. Contingency-fee services like Ownwell and O'Connor handle everything for a percentage of your first year's savings. You pay nothing upfront and nothing if they fail. The trade-off is the percentage: a $3,000 annual reduction at 30% means $900 to the service. Full-service local firms like Texas Protax and NTPTS offer deep regional expertise but limited geographic coverage. Below, we rank the major property tax appeal services based on pricing, coverage, evidence quality, and overall value.
Rob Hartley·Updated February 20, 2026Check If You're Overpaying
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#1: AppealDesk - Best for Budget-Conscious Homeowners
AppealDesk provides an AI-generated evidence packet with comparable sales analysis, assessment ratio verification, property context factors (flood zones, highway proximity, railroad noise), a county-specific filing guide, and a professional cover letter. You pay $49 once and keep 100% of whatever reduction you achieve. The filing guide adapts to your state and county, including the right terminology ("protest" in Texas, "grieve" in New York, "appeal" in most other states), the correct form, and step-by-step filing instructions. Most homeowners complete the filing in 10-15 minutes through their county's online portal. AppealDesk covers all 50 states and over 3,100 counties, making it the only flat-fee option with true nationwide coverage.
Pros
- +$49 flat fee -- the lowest price among paid services
- +All 50 states and 3,100+ counties
- +Includes assessment ratio analysis and property context factors
- +Instant delivery (minutes after purchase)
- +Keep 100% of your savings
Cons
- –You file the appeal yourself (10-15 minutes with the filing guide)
- –No hearing representation -- you attend any hearings with prepared evidence
#2: Ownwell - Best for Zero-Effort Appeals
Ownwell handles the entire property tax appeal process for you: filing, informal hearings, and formal board proceedings. You sign up, provide your address, and they do everything else. Their contingency model means you pay nothing upfront and nothing if they do not achieve a reduction. They report an 85%+ success rate with average annual savings of $1,148. The trade-off is cost and coverage. On a $3,000 annual reduction, Ownwell's 25-35% fee means $750-1,050 goes to them. And they only operate in 9 states: Texas, California, Washington, Georgia, Florida, Illinois, New York, Colorado, and Pennsylvania.
Pros
- +Zero effort -- they handle everything from filing to hearings
- +No fee if they do not save you money
- +85%+ success rate with $1,148 average savings
Cons
- –Only 9 states covered
- –25-35% fee can be significant on larger reductions
- –You do not see or learn from the evidence used in your appeal
#3: O'Connor & Associates - Best for High-Value and Commercial Properties
O'Connor (also known as "Cut My Taxes") has been in the property tax appeal business since 1974, making them the longest-operating firm in the industry. They have served over 100,000 clients and reported $190 million in savings for clients in 2024 alone. They cover 40+ states with in-house appraisal teams and provide full-service representation including hearing attendance. Their specific contingency percentage is not prominently published, but they are particularly strong with high-value residential and commercial properties where their deep institutional knowledge provides an edge.
Pros
- +50+ years in business with 100,000+ clients served
- +40+ states coverage -- broadest among full-service providers
- +Strong commercial property expertise
Cons
- –Contingency percentage not transparently published
- –Process can take weeks to months
- –Large firm experience -- less personalized than some alternatives
See detailed AppealDesk vs O'Connor & Associates comparison →
#4: NTPTS - Best for DFW Full-Service Protests
North Texas Property Tax Services specializes exclusively in the DFW metro area, covering Dallas, Tarrant, Collin, and Denton counties. Their 81 years of combined experience and deep relationships with local appraisal districts and ARB panels make them a strong choice for DFW homeowners with properties valued at $250K+. They report over $100 million in annual reductions for their clients.
Pros
- +Deep DFW-specific expertise with local ARB relationships
- +$100M+ in annual reductions for clients
- +Full-service including ARB hearing representation
Cons
- –DFW metro only -- no coverage elsewhere
- –Focused on homes $250K+ -- may not serve lower-value properties
- –Percentage-based fee on larger reductions adds up
#5: Texas Protax - Best for Austin and Houston Homeowners
Texas Protax has operated since 1988 with offices in Austin and Houston. They provide full-service protest representation including automatic annual filing, informal hearing attendance, and ARB representation. Their team of 30+ employees includes former appraisal district staff and licensed appraisers. The 40% contingency fee is higher than most competitors, and their market value reduction fee ($2.50 per $1,000) can apply even without actual tax savings.
Pros
- +38 years of Austin/Houston protest experience
- +Full-service with automatic annual renewals
- +Former appraisal district staff on the team
Cons
- –40% contingency is among the highest in the industry
- –Austin and Houston only -- no Dallas, San Antonio, or other metros
- –Market value reduction fee can apply even with zero tax savings
- –Auto-renewing contract requires written cancellation
#6: AppealSeal - Alternative Flat-Fee Option
AppealSeal provides a flat-fee DIY evidence tool specifically built for California Proposition 8 decline-in-value appeals. At $100, it costs double what AppealDesk charges for a more comprehensive packet. AppealSeal includes comparable sales with adjustments, a neighborhood map, and market value estimate. It lacks assessment ratio analysis, property context factors, and a cover letter. A reasonable option for California homeowners who want a Prop 8-focused tool, but AppealDesk provides better value for the same DIY approach.
Pros
- +Flat-fee pricing (no percentage of savings)
- +Built specifically for California Prop 8 appeals
- +Free initial property check before payment
Cons
- –California only -- no coverage in any other state
- –$100 is double AppealDesk's $49 for a similar approach
- –No assessment ratio analysis or property context factors
- –No cover letter or structured filing guide
#7: DIY (No Service) - Best for Zero Budget
You can appeal your property taxes entirely on your own at no cost. Research comparable sales through your county assessor's website, Zillow, and public records. Calculate your assessment ratio using recent sales data. File your appeal through your county's online portal, by mail, or in person. The national average success rate for property tax appeals is 40-60%, so even imperfect cases frequently succeed. The trade-off is time: expect 15-40 hours of research to prepare a competitive case.
Pros
- +Completely free
- +Available everywhere
- +You learn the process for future years
Cons
- –15-40 hours of research time required
- –Risk of using non-comparable sales or missing key data
- –No professional formatting for evidence presentation
- –Easy to miss assessment ratio analysis and context factors
All Services at a Glance
| Service | Price | Model | Coverage | Best For |
|---|---|---|---|---|
| AppealDesk | $49 flat | DIY + evidence | All 50 states | Budget-conscious, any state |
| Ownwell | 25-35% of savings | Full-service | 9 states | Zero-effort, supported states |
| O'Connor | % of savings | Full-service | 40+ states | High-value/commercial |
| NTPTS | % of savings | Full-service | DFW only | DFW full-service |
| Texas Protax | 40% of savings | Full-service | Austin/Houston | Austin/Houston homeowners |
| AppealSeal | $100 flat | DIY tool | California only | California Prop 8 appeals |
| DIY | Free | Self-research | Anywhere | Time-rich, zero budget |
How to Choose the Right Service
Start with your budget. If you want the lowest cost with professional evidence, AppealDesk at $49 is the clear choice. If money is no object and you want zero effort, Ownwell (9 states) or O'Connor (40+ states) handle everything. Next, check your state. If you are outside Ownwell's 9 states, your full-service options narrow to O'Connor or a local firm. AppealDesk works everywhere. Then consider your effort preference. Are 10-15 minutes of filing worth saving hundreds or thousands in fees? Most homeowners who try AppealDesk's filing guide find it straightforward. If you absolutely refuse to file anything yourself, a full-service option is the way to go. Finally, consider your property. Standard residential overvaluation appeals work well with any service on this list. Commercial properties, assessment methodology disputes, or multi-year corrections may benefit from O'Connor's institutional expertise or a property tax attorney.
Free tools to help you decide
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