Board of review is the name for the local panel that hears property tax appeals in many counties and towns. If your tax bill or assessment jumped this year, you have a right to question it. Your assessment is the value your county assessor puts on your home.
Your tax is based on that value. However, assessors work fast and use computer models. As a result, they sometimes get a home’s value wrong. A board of review is where an ordinary homeowner asks a real person to take a second look.
Board Of Review: Where to Start
Start with the notice your county mailed you. It shows your new assessed value and, in most cases, a deadline to appeal. Read it slowly. Look for the assessed value and any exemptions you already receive. An exemption lowers the taxable part of your value.
Next, understand what this panel can and cannot do. A board of review changes your home’s assessed value. It does not set the mill rate (the tax per $1,000 of value). The mill rate is set by your local governments. So your goal is simple. You want to show your assessed value is too high.
You can usually find your record on your county assessor’s website. It lists your home’s size, rooms, and features. For example, it may claim you have a finished basement you do not have. Errors like that are common. They are also the easiest wins.
The Evidence That Actually Works
Feelings do not lower a tax bill. Evidence does. The strongest evidence is comparable sales, often called “comps.” These are homes near you, similar in size and age, that sold recently. If they sold for less than your assessed value, you have a case.
You can find comps on your county assessor’s site or public sale records. Aim for three to five. Pick homes within about a mile, sold in the last year. Then bring them to the board of review in a simple, clear packet. Photos help too, especially of damage or needed repairs.
Groups like the International Association of Assessing Officers set the standards assessors are supposed to follow. The Tax Foundation and the Lincoln Institute of Land Policy both publish plain research on how property taxes work. The U.S. Census Bureau tracks median home values by area. These sources help you sanity-check your numbers.
| Step | What to gather |
|---|---|
| 1 | Your assessment notice and current assessed value |
| 2 | Your property record card from the assessor |
| 3 | Three to five comparable sales, sold within a year |
| 4 | Photos of any damage, wear, or overstated features |
| 5 | A short written summary of why your value is too high |
The Deadline You Cannot Miss
Here is the part that trips people up most. The window to appeal is short, and it varies by county. Miss it, and you typically wait a full year for another chance. Do not guess the date. Confirm it the moment you get your notice.
How Board Of Review Can Pay Off
When the panel agrees your value is too high, they lower it. A lower assessed value means a lower tax bill, often for years, not just once. That is why this small effort can matter so much. Many homeowners find the work pays for itself in one afternoon.
A board of review does not promise any result. Your outcome depends on your evidence and your local market. Still, the math is easy to picture.
Common Mistakes and How to Avoid Them
The biggest mistake is arguing about the tax bill instead of the value. The panel cannot change your rate. So keep your focus on your assessed value and your comps. Stay calm and factual. A short, organized packet beats a long, emotional speech every time.
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Another mistake is picking weak comps. A newer, bigger home down the street is not a fair match. Pick homes truly like yours. Also, do not skip your own property record. Fixing one wrong detail can lower your value with almost no argument.
Finally, do not wait. People plan to appeal, then blink and the deadline is gone. In most cases, filing early gives you more time to gather evidence. Typically, the assessor’s staff will even explain the forms if you ask politely.
Frequently Asked Questions
What is a board of review, in plain terms?
It is a local panel that hears property tax appeals. You show why your assessed value is too high. They decide whether to lower it. It is not a court, and you usually do not need a lawyer.
Does it cost money to appeal?
In most places, filing an appeal is free or very low cost. Some counties charge a small fee for certain appeal levels. Check your county assessor’s website or call to confirm any fee before you file.
Will appealing raise my taxes instead?
For most homeowners, a well-supported appeal will not backfire. The panel reviews your value based on evidence. However, rules vary by state, so ask your county assessor how their process works before you file.
How long does the board of review process take?
It varies. Some counties decide in a few weeks. Others take a couple of months. You will typically get a written decision by mail. If you disagree, most states offer a higher level of appeal after this one.
Do I have to attend a hearing in person?
Not always. Many counties let you file on paper or online. Some offer phone or video hearings. Ask your county assessor which options they allow, and pick whatever feels easiest for you.
Ready to lower your bill?
You can appeal your property taxes yourself — most homeowners can, and it is free. Start with our step-by-step appeal guides to gather the evidence, hit the deadline, and make your case.
Lowering your tax bill? Check your home insurance too.
Property tax isn’t the only home cost worth a second look. Many homeowners are overpaying for home insurance without knowing it — comparing quotes is a fast way to keep more of your money.
Sources & How to Verify
The figures and rules on this page come from official and authoritative sources. Property tax rates, median bills, and exemption amounts reset every year and vary by state, county, and school district — so always confirm the current figure, any exemption, and any deadline with your county assessor before you act. We are an independent educational resource, not a government agency or a tax-appeal service, and this page is not legal, tax, or financial advice.
- Tax Foundation: taxfoundation.org — property taxes by state & county
- U.S. Census Bureau: census.gov — median property tax paid and home values
- Lincoln Institute of Land Policy: lincolninst.edu — property-tax research and the 50-state data
- IAAO (assessment standards): iaao.org — how assessors are supposed to value property
- Your county assessor & state Department of Revenue: search “[your county] assessor” for your exact rate, exemptions, and appeal deadline
Content last reviewed July 2026. If you notice an outdated figure, please contact us.
Related Guides
- How to Appeal & Lower Your Property Taxes
- Exemptions & Relief
- Property Tax Basics
- More in This Category
- Property Tax by State
- Property Tax Glossary
Informational only — not legal, tax, or financial advice. Know Property Tax is an independent educational resource, not a government agency, a county assessor, a law firm, or a tax-appeal service, and this page does not provide legal, tax, or financial advice. Property tax rates, median bills, exemption amounts, and deadlines change every year and vary by state, county, and school district, and any estimate is illustrative only. Always confirm your rate, any exemption, and any deadline with your county assessor and a licensed professional before you act.