First-Time Property Tax Appeal Checklist

Filing your first property tax appeal can feel overwhelming. This checklist breaks down everything you need to gather and organize before submitting your appeal, making the process manageable and ensuring you don't miss anything important.

Follow this checklist step-by-step, and you'll have everything you need for a strong appeal. Most items can be completed in a few hours, but give yourself time to do thorough research.

Pre-Appeal Checklist

Before you start gathering evidence, complete these preliminary steps:

Initial Research

Get Your Property Record Card Download from assessor's website or request in person. For Davidson County, visit padctn.org

Review Your Property Tax Notice Check your appraised value, assessed value, and any changes from last year

Note the Appeal Deadline Mark your calendar. For 2026, Davidson County deadline is April 30, 2026

Verify Property Information Check square footage, lot size, year built, bedrooms, bathrooms, and features against your actual property

Identify Any Errors Note any discrepancies in your property record (wrong square footage, room counts, or features)

Evidence Gathering Checklist

This is the most important part. Strong evidence is what wins appeals:

Comparable Sales (Most Important)

Find 3-5 Comparable Sales Similar properties that sold within past 6-12 months for less than your assessed value

Verify Each Comp Meets Criteria Similar square footage (within 10-20%), similar age, same neighborhood, arm's-length transaction

Document Each Comp Address, sale date, sale price, square footage, beds, baths, year built, and how it compares to your property

Get Official Sales Records Use county assessor's website or official records, not just Zillow estimates

Property Record Errors

Measure Your Square Footage Or get it from recent appraisals. Compare to property record

Count Rooms Accurately Verify bedrooms and bathrooms match the record

List All Features Check for features listed that you don't have (pool, finished basement, etc.)

Document Errors with Evidence Photos, measurements, or other proof of discrepancies

Condition Documentation (If Applicable)

Take Photos of Issues Clear, dated photographs of deferred maintenance, foundation problems, or other condition issues

Get Repair Estimates Written quotes from licensed contractors for major issues (roof, foundation, HVAC)

Include Inspection Reports If you have recent home inspections, include relevant sections

Additional Evidence (If Applicable)

Recent Professional Appraisal If you have one from a refinance or purchase showing lower value

Flood Zone Documentation FEMA maps if your property is in a flood zone

Negative Location Factors Photos or documentation of traffic noise, commercial neighbors, power lines, etc.

Organization Checklist

How you present your evidence matters. A well-organized appeal stands out:

Create Your Evidence Package

Write a Cover Letter/Summary Brief statement (1-2 pages) explaining why your assessment is too high and what evidence you're submitting

Create Comparable Sales Chart Table showing your comps with addresses, sale dates, prices, and how they compare to your property

Organize Evidence by Type Group comparable sales together, property record errors together, condition documentation together

Number Pages Make it easy for the assessor to navigate your submission

Lead with Strongest Evidence Put your best comparable sales and property record errors first

Make Copies Keep copies of everything you submit for your records

Pro Tip: Professional Presentation Matters

The assessor reviews hundreds of appeals. A clear, well-organized submission with a professional summary stands out. Don't just throw documents together—take time to organize and present your evidence clearly.

Filing Checklist

Before you submit, make sure you have everything ready:

Before Filing

Review Your Complete Package Make sure all evidence is included and organized

Check the Deadline Don't wait until the last day. File at least a week early

Choose Submission Method Online (if available) or in person. For Davidson County, you can file online at padctn.org

Get Confirmation If filing online, save confirmation. If in person, get receipt

Note Your Filing Date Write down when you filed for your records

Timeline Checklist

Here's a suggested timeline for preparing your appeal:

Recommended Timeline

Week 1

Get property record card, review for errors, research comparable sales

Week 2

Document property issues (if applicable), verify comps, gather additional evidence

Week 3

Organize evidence, write summary, create comparison charts

Week 4

Review complete package, make final edits, file your appeal

⚠️ Don't Wait Until the Last Minute

Give yourself at least 3-4 weeks to prepare a strong appeal. Rushing leads to weak evidence and missed opportunities. If you file on the deadline and there's an issue, you won't have time to fix it.

Common Mistakes to Avoid

Here are the most common mistakes first-time appellants make:

Using Weak Comparables

Zillow estimates, foreclosures, or properties that aren't truly similar will be rejected. Make sure your comps are truly comparable.

Not Checking Property Record First

Property record errors are the easiest to win on. Always check your property record before doing anything else.

Disorganized Submission

Throwing documents together without organization hurts your credibility. Take time to organize and present professionally.

Filing at the Last Minute

If you file on the deadline and there's an issue, you won't have time to fix it. File at least a week early.

Arguing About Taxes Instead of Value

"My taxes are too high" isn't evidence. You must prove your property's market value is wrong, not complain about tax rates.

Need Help with Your First Appeal?

Preparing a strong appeal takes time and expertise. We can handle everything for you—research, evidence gathering, and professional presentation. You pay nothing unless we successfully lower your taxes.

Get Free Evaluation

See if your property qualifies. Takes 2 minutes. No obligation.

Frequently Asked Questions

What do I need to file a property tax appeal?

You need: your property record card, 3-5 comparable sales, documentation of any property record errors, photos of condition issues (if applicable), and a well-organized evidence package. The most important evidence is comparable sales showing similar homes sold for less than your assessed value.

How long does it take to prepare an appeal?

Preparing a strong appeal typically takes 4-8 hours of research and organization. This includes reviewing your property record, researching comparable sales, documenting any issues, and organizing your evidence into a professional presentation.

What is the most important evidence for an appeal?

Comparable sales are the most important evidence. Find 3-5 similar properties that sold recently for less than your assessed value. Property record errors (wrong square footage, room counts, or features) are also very strong evidence and easy to prove.

Do I need to hire someone to file an appeal?

No, you can file an appeal yourself. However, professional help can significantly improve your chances of success, especially if you don't have time for research or aren't comfortable preparing evidence. Many homeowners find the time investment and complexity make professional help worthwhile.

What if I miss something on the checklist?

If you realize you missed something after filing, you typically can't add it later (especially if you filed close to the deadline). That's why it's important to be thorough and file early. Review your complete package before submitting.

How do I know if I have enough evidence?

You have enough evidence if you have: 3-5 strong comparable sales, any property record errors documented, and (if applicable) condition issues with photos and repair estimates. Quality matters more than quantity—strong evidence is better than lots of weak evidence.

Can I use this checklist for a formal appeal too?

Yes, the evidence gathering is similar, but formal appeals (County BOE) also require preparing for an in-person hearing. You'll need multiple copies of all evidence and should practice presenting your case. This checklist covers the evidence gathering, which applies to both informal and formal appeals.