You can file a property tax appeal yourself. But should you? The answer depends on your situation, time availability, and the complexity of your case. This guide helps you make an informed decision.
Many homeowners successfully file DIY appeals, especially for simple cases like property record errors. But professional help can significantly improve your chances of success and save you hours of research time.
The Bottom Line
DIY appeals work for simple cases if you have time. Professional help maximizes your reduction and saves you time, with $0 upfront risk.
In This Guide
DIY Appeal Process
Filing a DIY appeal means you handle everything yourself. Here's what that involves:
Time Required
- Property record review: 30-60 minutes
- Comparable sales research: 3-6 hours (or more)
- Documentation gathering: 1-2 hours
- Evidence organization: 2-3 hours
- Total: 4-8+ hours, often spread over several days or weeks
Skills Needed
- Understanding of what makes good comparable sales
- Ability to research sales data (limited to public sources)
- Knowledge of what assessors accept as evidence
- Organizational skills to present evidence clearly
- Patience for the research process
Costs
- Financial cost: Free (except your time)
- Time cost: 4-8+ hours of your time
- Opportunity cost: Time you could spend on other things
Success Factors
- Simple cases: Property record errors are easiest to win DIY
- Strong evidence: If you find excellent comparable sales, you have a good chance
- Good organization: Clear, professional presentation helps
- Timing: Filing early gives you time to fix issues
Limitations
- Limited data access: No MLS access (unless you're a realtor)
- Learning curve: First-time appeals have a steep learning curve
- Risk of weak comps: Easy to find comps that get rejected
- No expert review: You don't know if your evidence is strong until after submission
- One chance: If your submission is weak, you can't easily fix it
DIY Success Stories
Many homeowners successfully file DIY appeals, especially when they have clear property record errors (wrong square footage, room counts, or features). These are factual errors that are easy to prove and often result in quick reductions.
Professional Appeal with TN.tax
When you work with TN.tax, we handle the entire appeal process for you:
What We Do
- Research comparable sales: Using professional MLS data and assessor records
- Analyze your property record: Identify errors and discrepancies
- Document condition issues: If applicable, we help document property problems
- Prepare evidence package: Professional presentation formatted exactly how assessors expect
- Handle all filing: We submit everything and track deadlines
- Follow up: We monitor your case and handle any questions
Time Required (Your Time)
- Initial evaluation: 2 minutes (fill out form)
- Property information: 10-15 minutes (provide basic property details)
- Review and approval: 5 minutes (review our findings and approve)
- Total: Less than 30 minutes of your time
Cost Structure
- Upfront cost: $0
- Success fee: 40% of first year's savings
- If we don't save you money: You pay nothing
- No risk: You only pay if we're successful
Success Rate
Our professional appeals have an 80%+ success rate. We know exactly what assessors look for and how to present evidence effectively.
Advantages
- Full MLS access: We have access to comprehensive sales data
- Expertise: We know what assessors accept and what they reject
- Professional presentation: Evidence packages that stand out
- Time savings: You save 4-8+ hours of research time
- Higher success rate: Professional appeals succeed more often
- Maximize reduction: We find the best evidence to maximize your savings
- No risk: $0 upfront, pay only if successful
What TN.tax Does Differently
We specialize in Tennessee property tax appeals. Our team:
- Researches every comparable sale using professional MLS data and assessor records
- Analyzes your property record for errors the assessor may have made
- Prepares a professional evidence package formatted exactly how the assessor's office expects
- Handles all filing and follow-up so you don't have to track deadlines
- Maximizes your reduction with evidence strategies that work
Best part? You pay nothing unless we successfully lower your taxes. If we don't save you money, you don't pay.
Side-by-Side Comparison
| Factor | DIY Appeal | Professional (TN.tax) |
|---|---|---|
| Your Time Investment | 4-8+ hours | Less than 30 minutes |
| Upfront Cost | $0 | $0 |
| Success Fee | N/A (free) | 40% of first year's savings |
| Data Access | Limited (public sources only) | Full MLS and professional databases |
| Expertise | Learning curve, trial and error | Years of experience, know what works |
| Success Rate | Varies (depends on case strength) | 80%+ success rate |
| Evidence Quality | Depends on your research skills | Professional, optimized for success |
| Presentation | You create it yourself | Professional, assessor-ready format |
| Risk | Time wasted if unsuccessful | No financial risk ($0 upfront) |
| Best For | Simple cases, property record errors, time available | Complex cases, maximize savings, save time |
When DIY Makes Sense
DIY appeals can work well in these situations:
Simple Property Record Errors
If your property record has clear errors (wrong square footage, room counts, or features), these are easy to prove yourself. You just need to document the error with measurements or photos.
You Have Time for Research
If you have 4-8 hours to invest in research and don't mind the learning curve, DIY can work. You'll need to research comparable sales and organize evidence.
You Have MLS Access
If you're a realtor or have access to MLS data through a friend, you have better data access than most DIY appellants. This improves your chances.
Small Potential Savings
If your potential savings are relatively small (under $200/year), the professional fee might not make sense. DIY could be more cost-effective.
You Enjoy Research
If you enjoy doing research and learning about property values, DIY can be a satisfying project. Some homeowners find the process interesting.
You're Comfortable with Paperwork
If you're organized and comfortable preparing documents, you can create a professional-looking submission yourself.
When Professional Help Makes Sense
Professional help is often the better choice in these situations:
Complex Cases
If your case involves multiple issues (comparable sales, condition problems, location factors), professional expertise helps maximize your reduction.
Lack of Time
If you don't have 4-8 hours to invest in research, professional help saves you significant time. You spend less than 30 minutes total.
Need for MLS Access
If you need comprehensive sales data but don't have MLS access, professional help provides that access and expertise in using it.
Maximize Savings
If you want to maximize your reduction and ensure you're getting the best possible outcome, professional help typically achieves larger reductions.
First-Time Appeal
If this is your first appeal and you're not sure what to do, professional help ensures you don't make costly mistakes.
High Potential Savings
If your potential savings are significant ($500+/year), the professional fee is typically worth it for the higher success rate and larger reductions.
Want Zero Risk
With TN.tax's $0 upfront model, there's no financial risk. You only pay if we're successful, making it a no-brainer for many homeowners.
Previous DIY Failure
If you tried DIY before and it didn't work, professional help can identify what went wrong and improve your chances.
TN.tax Service Details
TN.tax offers two service options:
Full Service Appeal
- Cost: $0 upfront, 40% of first year's savings if successful
- What's included: Complete appeal handling from research to filing
- Best for: Homeowners who want maximum savings with minimal time investment
- Success rate: 80%+
- Your time: Less than 30 minutes total
Professional Analysis
- Cost: $379 one-time payment
- What's included: Detailed evidence report, comparable sales analysis, professional recommendations
- Best for: Homeowners who want professional analysis but prefer to file themselves
- You file: You use our analysis to file your own appeal
Which Service Is Right for You?
Most homeowners choose the Full Service Appeal because it's $0 upfront and we handle everything. The Professional Analysis is a good option if you want to file yourself but need expert guidance on evidence and strategy.
ROI: Time vs. Money Saved
Let's compare the return on investment for DIY vs. professional help:
Example: $50,000 Assessment Reduction
Let's say we successfully reduce your assessment by $50,000:
(Based on typical Davidson County tax rates)
DIY Approach
Time: 6 hours
Cost: $0
Savings: $400/year
ROI: $67/hour
Professional (TN.tax)
Time: 30 minutes
Cost: $160 (40% of savings)
Savings: $400/year
Net: $240/year
ROI: $480/hour
Plus: Professional help typically achieves larger reductions, so your actual savings may be even higher.
💡 The Time Value of Money
Even if DIY is "free," your time has value. If you value your time at $50/hour, spending 6 hours on research costs you $300 in opportunity cost. Professional help at $160 (40% of $400 savings) actually costs less when you factor in your time.
Ready to Maximize Your Savings?
Professional help can significantly improve your chances of success and save you hours of research time. With $0 upfront, there's no risk to trying. Get a free evaluation to see if your property qualifies.
Get Free EvaluationSee if your property qualifies. Takes 2 minutes. No obligation.
Frequently Asked Questions
Should I file a property tax appeal myself or hire a professional?
DIY makes sense if you have simple property record errors, time for research, and access to comparable sales data. Professional help makes sense if you have complex cases, lack time for research, need MLS access, or want to maximize your reduction. TN.tax offers $0 upfront—you only pay if we successfully lower your taxes.
How much does professional property tax appeal help cost?
TN.tax charges $0 upfront. You only pay 40% of your first year's savings if we successfully lower your assessment. If we don't save you money, you don't pay anything. This means there's no risk to trying professional help.
What are the advantages of professional property tax appeal help?
Professional help provides: full MLS and sales data access, expertise in what assessors look for, professional evidence preparation, time savings (we handle all research), higher success rates, and professional presentation that stands out. You also get expert review before submission.
Can I really file an appeal myself?
Yes, absolutely. Many homeowners successfully file DIY appeals, especially for simple cases like property record errors. However, it requires 4-8+ hours of research time, understanding of what makes good evidence, and organizational skills to present your case professionally.
What if I try DIY and it doesn't work?
If your DIY appeal is denied, you can still file a formal appeal with the County Board of Equalization. However, you've already invested time and may have missed opportunities. Professional help from the start typically achieves better results and saves you from having to go through the formal appeal process.
How do I know if my case is simple enough for DIY?
Your case is likely simple enough for DIY if: you found clear property record errors (wrong square footage, room counts, or features), you have time for research, and you're comfortable organizing evidence. If your case involves complex comparable sales analysis, condition issues, or multiple factors, professional help is usually worth it.
What's the difference between Full Service and Professional Analysis?
Full Service Appeal ($0 upfront, 40% of savings): We handle everything from research to filing. Professional Analysis ($379 one-time): We provide a detailed evidence report and analysis, but you file the appeal yourself. Most homeowners choose Full Service for the convenience and $0 upfront risk.
How long does it take to get results with professional help?
The timeline is the same whether you file DIY or use professional help: 4-8 weeks for the assessor to review and issue a decision. The difference is how much time you spend preparing. With professional help, you spend less than 30 minutes total, while DIY requires 4-8+ hours of your time.