Overpaying Property Tax? How Filing a Simple Protest Can Save You Thousands

Many homeowners overpay property taxes because of inflated appraisals. I successfully protested mine using proof of my home’s recent purchase price. That simple step led to a $2,200 refund and an $80 drop in my monthly mortgage payment—just from the reduction in taxes following the reassessment I requested. This article shows you how to check for—and, if needed, respond to—an unrealistic property valuation. 

What Happened 

In June 2023, I bought a used tract house in Southeast Texas for $268,000. A few months later, I received a letter from a company offering to protest my property tax assessment—for a fee based on any savings.¹ 

Curious, I checked the county appraisal district’s website. It listed my home at $305,000—nearly $40,000 more than what I had just paid. Unsurprisingly, the inflated number had been generated by a mass appraisal system, and as we all know, algorithms often overlook recent, nuanced, and specific information. 

But instead of hiring a third party, I spent an hour filing the protest myself. A few months later, I received a refund—and my mortgage payment went down. 

How I Did It 

I started at my city’s website and followed the link to the county appraisal district. From there, I read the protest instructions and gathered my documents.¹ 

Note: Most areas use county-level appraisal offices, but some use municipal or state agencies (as in Vermont). 

Here’s what I submitted: 

First, I found my most recent mortgage statement to confirm I’d paid $268,000. 

Second, I looked up my home on Zillow—a popular Multiple Listing Service (MLS) site—and took a screenshot of its estimated value. 

Third, I checked Redfin (another MLS) and grabbed a screenshot of a nearly identical house on my block that had sold the month before. 

Here’s a non-exhaustive list of documents that most assessors will consider: 

About 10 days after submitting the protest, I got an email from a county analyst. She offered a revised value: $269,000. I accepted by signing and returning the form. 

What Changed 

A few months later, my mortgage lender completed its annual escrow review. Because they had been collecting based on the $305,000 assessment, they sent me a refund of $2,200. My monthly mortgage payment also dropped by $80—just from correcting the taxes, not refinancing.³ 

Like Fixing a Typo at the DMV 

Filing a property tax protest isn’t like going to court. It’s more like fixing a typo at the DMV. 

If your driver’s license had your name misspelled, you’d bring your birth certificate and ask for a correction. You wouldn’t need a lawyer. 

Likewise, if your county says your home is worth $305,000—but you just paid $268,000—you can show your documents and ask for a correction. If the office agrees, they update your file. If not, the worst they can typically say is “no.” 

How to Check If You’re Over-Assessed (15-Minute DIY) 

⚠️ Most protest deadlines fall in May—check your local appraisal office’s website for your exact date. 

Here’s how to quickly check if you’re over-assessed: 

• Look up your property’s assessed value on your local government’s appraisal district website 
• Check a popular Multiple Listing Service (MLS) site (like Zillow) and see what it estimates your home is worth 
• Use a second MLS site (like Redfin) to check what similar homes recently sold for nearby 

If the county’s number is more than $10,000 above what you paid—or significantly above comparable recent sales—it might be worth filing a protest. 

The National Taxpayers Union Foundation estimates that as many as **60% of homes are over-assessed.**⁴ Yet fewer than 5% of homeowners protest their valuation.¹ Even in pricey Cook County, Illinois (which includes Chicago), only about **30% of residents filed appeals in 2023.**⁷ 

You don’t need to be a real estate expert. You just need to compare numbers and provide basic documentation. It’s also a good idea to set a yearly calendar reminder to review your property’s value. 

What a Financial Advisor Can—and Cannot—Do 

A financial advisor cannot file your protest, give legal advice, or prepare your tax return.¹ But they can help you understand the process and stay organized. 

They can: 

• Help you compare your assessed value to your recent purchase 
• Assist in gathering supporting documents 
• Show you where to find county protest instructions 
• Explain how taxes affect your escrow and monthly payment 

They cannot: 

• Guarantee your protest will be successful 
• Represent you at a hearing or before the appraisal board 
• Interpret local tax laws or write legal arguments 
• Prepare or file your taxes 

Think of a financial advisor like a primary care doctor. They help you spot potential issues, organize your info, and refer you to specialists—like lawyers and accountants—when necessary. 

Final Thoughts 

This wasn’t a complicated strategy. I didn’t refinance or restructure anything. I just followed the process to correct an error. 

For one hour of effort, I got: 

• A $36,000 drop in taxable value 
• A $2,200 refund 
• An $80/month lower mortgage payment 

This might not be a one-time fix either. Property values often rise, so it’s important to check every year or two. 

If your situation is more complex, you may want to consult a real estate attorney. Many charge $150–$400 per hour, and most property tax protests only require one or two meetings. If needed, you can administratively escalate your case to a Value Adjustment Board or similar authority.⁶ Finally, an attorney can advise you if your case needs to move beyond the bureaucratic process and into formal legal action (i.e., a lawsuit). 

Bottom line: An ounce of prevention is worth a pound of cure. There’s no harm in checking—and the worst they can typically say to a well-documented, honest protest is a polite and simple “no.”