The Legal Process for Filing a Successful Property Tax Appeal
If your tax bill jumped and you don’t understand why, you’re not alone. A higher assessment can happen even when you didn’t renovate, didn’t sell, and didn’t see a big change in your neighborhood. The good news: a property tax appeal gives you a formal way to challenge an unfair valuation and ask for a correction.
At Steltzner Law Firm, we help property owners in the Rock Hill area understand what they’re being assessed for, what deadlines matter, and what evidence actually moves the needle in an appeal.
Property taxes vs. property value: what’s being challenged?
In most places, your property tax bill is tied to:
- The assessed value (what the assessor says the property is worth or the taxable value they assign), and
- The tax rate (set by local authorities)
A property tax appeal usually focuses on the value and classification used to calculate the tax—not just “my bill feels too high.”
When a property tax appeal makes sense
You may have a strong appeal if:
- Your assessed value is higher than similar nearby homes
- Your property has issues the assessor didn’t account for (foundation, roof, drainage, damage)
- The assessor used wrong facts (square footage, bedrooms, features, acreage)
- Your property’s market value dropped (or never rose like the assessment suggests)
- You believe your property was put in the wrong classification (when applicable)
- An exemption was denied (in systems where exemptions apply)
Step-by-step: how to file a stronger appeal
While local procedures vary by county, most successful appeals follow the same disciplined approach.
Step 1: Find your notice and your deadline
Start with the reassessment notice or assessment change letter. Deadlines matter—miss it, and you may be stuck until the next cycle.
For example, some South Carolina counties note that a written objection must be filed within 90 days after the notice of reassessment.
Action tip: Put the deadline on your calendar and work backward. Evidence gathering takes time.
Step 2: Verify the assessor’s facts
Before you argue value, confirm the basics:
- Correct living area/square footage
- Correct lot size/acreage
- Correct number of bedrooms/baths
- Correct construction type and condition
- Correct features (garage, pool, porch, upgrades)
If the file is wrong, you may win simply by proving the data is wrong.
Step 3: Build your evidence package
Strong evidence usually includes:
Comparable sales (“comps”)
- Ideally 3–6 recent sales
- Similar size, age, location, and condition
- Close in distance and time of sale
Photos and repair estimates
- Show condition issues clearly (dated photos help)
- Contractor estimates can support a downward adjustment
Independent appraisal (when the numbers justify it)
- Not always required, but it can be persuasive
- Best used when the valuation gap is significant
Market listings (use carefully)
- Listings aren’t sales, but they can support trends
- Pair them with sold comps when possible
Step 4: Write your appeal like a checklist, not a rant
A good appeal is clear, organized, and easy to review. Include:
- Property address and parcel ID
- The assessed value you’re challenging
- Your opinion of value (with support)
- A bullet summary of errors (wrong facts, condition issues)
- Copies of comps and supporting documents
Keep it factual. Your goal is to make it simple for the reviewer to agree with you.
Step 5: Expect an informal review or conference first
Many assessors offer an informal stage where you can present your evidence and discuss the valuation. This can be the fastest resolution point—especially when the assessor’s facts are wrong.
Step 6: Prepare for a board hearing if needed
If you can’t resolve it informally, the next step is often a county board or assessment appeals board hearing. At this stage:
- You’ll present evidence
- The assessor may present their basis
- A decision is issued in writing
Step 7: Understand further appeals (and the cost/benefit)
If the board decision still isn’t right, some counties describe an additional appeal path—such as requesting a contested case hearing before the Administrative Law Court within a stated time period (often 30 days after the board’s written decision, depending on the process).
This is where legal representation becomes more important, because rules, evidence, and procedure start to matter a lot more.
Common mistakes that sink property tax appeals
- Missing the deadline
- Using comps that aren’t truly comparable
- Ignoring condition problems until the hearing (bring proof early)
- Failing to correct factual errors in the assessor’s record
- Asking for a value with no support (“I think it’s worth less”)
- Not understanding what you can legally challenge (value vs. rate)
What outcome should you expect?
A “win” could look like:
- Reduced assessed value
- Corrected property record facts
- Partial reduction based on condition or market evidence
- Sometimes: a settlement or adjustment during review
Even a modest reduction can matter if it affects multiple years or future assessments.
How Steltzner Law Firm can help
A strong appeal is built on proof + process. We can help you:
- Evaluate whether an appeal is worth it
- Identify the best comps and valuation support
- Organize documents into a clear submission
- Represent you in hearings when procedure matters
- Avoid mistakes that cause delays or denials
Learn more about our real estate law services here: https://steltznerlaw.com/real-estate-law/
For an example of how one South Carolina county explains its assessment appeal process and deadlines, you can review Richland County’s page here: https://www.richlandcountysc.gov/Property-Business/Property-Valuation/Assessment-Appeal
If you’re looking at an assessment increase and aren’t sure what to do next, contact Steltzner Law Firm to discuss your options and the best path forward.