Not sure if your property is over-assessed? You're not alone. Many homeowners pay too much in property taxes simply because they don't know how to tell if their assessment is fair.
This guide shows you the red flags that indicate your property may be over-assessed, how to research comparable sales, and when you should file an appeal.
In This Guide
Red Flags: Signs of Over-Assessment
Here are the most common indicators that your property may be over-assessed:
Assessment Increased Dramatically
If your assessment jumped 30%, 40%, or more during the last reappraisal, that's a major red flag. Even if the market has appreciated, individual properties can still be over-assessed. Research comparable sales to see if the increase is justified.
Comparable Homes Sold for Less
If similar homes in your neighborhood sold recently for less than your assessed value, you likely have a case. Comparable sales are the strongest evidence in property tax appeals. Find 3-5 similar properties that sold for less.
Errors in Property Record
Wrong square footage, incorrect room counts, or features you don't have (pool, finished basement, etc.) can inflate your assessment. Property record errors are among the easiest issues to win appeals on.
Condition Issues Not Reflected
If your property has deferred maintenance, foundation issues, outdated systems, or other condition problems that reduce value but aren't reflected in the assessment, you may be over-assessed.
Recent Appraisal Shows Lower Value
If you recently had a professional appraisal (from a refinance or purchase) that shows a lower value than your assessed value, that's strong evidence you're over-assessed.
How to Research Comparable Sales
Comparable sales (comps) are the most important evidence in property tax appeals. Here's how to find and use them:
What Makes a Good Comparable Sale?
- Similar square footage: Within 10-20% of your home's size
- Similar age: Built within 10-15 years of your home
- Same neighborhood: Ideally within 1 mile, same school district
- Recent sale: Sold within the past 6-12 months (more recent is better)
- Arm's-length transaction: Normal market sale, not foreclosure or short sale
- Similar features: Comparable bedrooms, bathrooms, garage, lot size
Where to Find Sales Data
- County assessor's website: Official sales records (most reliable)
- Zillow/Redfin: Recent sales data (verify with official records)
- MLS data: If you have access through a realtor
- Tennessee Real Estate Commission: Public sales records
For Davidson County, visit padctn.org and search for recent sales in your area.
How to Use Comparable Sales
Once you find 3-5 comparable sales:
- Create a comparison chart: List each comp with address, sale date, sale price, square footage, and key features
- Compare to your property: Show how each comp is similar to yours
- Calculate average sale price: If the average is lower than your assessed value, you have a case
- Highlight the best comps: Lead with your strongest, most similar comparables
Pro Tip: Quality Over Quantity
Three excellent comps that closely match your property are worth more than ten weak comps. The assessor will scrutinize your comparables, so make sure they're truly similar. Weak comps can hurt your credibility.
Property Condition Issues
If your property has condition problems that reduce value but aren't reflected in the assessment, you may be over-assessed. Common issues include:
Deferred Maintenance
Old roof, outdated HVAC, aging plumbing or electrical systems, worn flooring, or other maintenance issues that need attention.
Foundation Issues
Cracks, settling, water damage, or other structural problems that affect value and require expensive repairs.
Water Damage
Leaks, mold, or water intrusion that requires remediation and affects property value.
Functional Obsolescence
Outdated layout, small bedrooms, awkward floor plan, or other design issues that reduce market appeal.
Outdated Systems
Old heating/cooling, electrical, or plumbing systems that need replacement and reduce value.
Exterior Issues
Damaged siding, old windows, deteriorating deck or patio, or other exterior problems.
How to Document Condition Issues
- Take photos: Clear, dated photographs of all problems
- Get repair estimates: Written quotes from licensed contractors showing cost to repair
- Include inspection reports: If you have recent home inspections
- Explain impact on value: Show how these issues reduce what buyers would pay
Negative Location Factors
Your property's location can have negative factors that reduce value but may not be fully reflected in the assessment:
- Traffic noise: Busy road, highway, or airport nearby
- Commercial neighbors: Adjacent to businesses, strip malls, or industrial areas
- Power lines or cell towers: High-voltage lines or towers nearby
- Flood zone: Property in a flood zone or prone to flooding
- Railroad tracks: Active train tracks nearby
- Poor drainage: Standing water, drainage issues, or water problems
- Undesirable views: Overlooking parking lots, industrial areas, or other negative views
- Crime or safety concerns: Higher crime rates in the immediate area
How to Document Location Issues
- Take photos: Show the negative factors (traffic, commercial neighbors, etc.)
- Get noise measurements: If traffic noise is an issue
- Include FEMA maps: If flood zone is a factor
- Compare to comps: Show that comparable sales don't have these issues
Quick Self-Assessment Checklist
Do You Have a Case? Quick Checklist
- ✓ Your assessment increased 30% or more
- ✓ Comparable homes sold for less than your assessed value
- ✓ You found errors in your property record (wrong square footage, room counts, or features)
- ✓ Your property has condition issues not reflected in the assessment
- ✓ Your property has negative location factors
- ✓ A recent professional appraisal shows a lower value
- ✓ Your property is older or has functional obsolescence
If you checked 2 or more items, you likely have a case for an appeal.
When to Appeal vs. When Assessment Is Fair
You Should Appeal If:
- You have strong evidence: Comparable sales, property record errors, or condition issues
- Your assessment is significantly higher than market value: Based on recent sales or appraisals
- You found factual errors: Wrong square footage, room counts, or features
- Your property has issues: Condition problems or negative factors not reflected
- The potential savings justify the effort: Even a $10,000 reduction saves ~$81/year in taxes
Your Assessment May Be Fair If:
- Comparable sales support the value: Similar homes sold for around your assessed value
- No errors in property record: All information is accurate
- Property is in good condition: No significant issues affecting value
- Recent improvements: You made additions or major renovations that justify the value
- Market has appreciated: Your area has seen significant appreciation and the increase reflects that
💡 Not Sure? Get a Free Evaluation
If you're not sure whether your property is over-assessed, get a free evaluation. We'll analyze your property against recent sales data and tell you if you have a case for an appeal. Takes 2 minutes, no obligation.
Think Your Property Is Over-Assessed?
If you've identified red flags or found evidence that your assessment is too high, you may have a strong case for an appeal. Get a free evaluation to see if your property qualifies.
Get Free EvaluationSee if your property is over-assessed. Takes 2 minutes. No obligation.
Frequently Asked Questions
How do I know if my property is over-assessed?
Red flags include: your assessment increased dramatically (30%+), comparable homes sold for less than your assessed value, errors in your property record (wrong square footage, room counts, or features), or your property has condition issues not reflected in the assessment.
What should I do if comparable homes sold for less than my assessed value?
If similar homes in your area sold for less than your assessed value, you likely have a strong case for an appeal. Research 3-5 comparable sales and use them as evidence in your appeal. Comparable sales are the most important evidence in property tax appeals.
Can I appeal if my assessment increased significantly?
Yes, if your assessment increased 30% or more, especially during a reappraisal year, that's a red flag worth investigating. Even if the market has appreciated, individual properties can still be over-assessed. Research comparable sales to see if the increase is justified.
What if I find errors in my property record?
Property record errors (wrong square footage, room counts, or features) are among the easiest issues to win appeals on. Document the errors with measurements, photos, or other evidence, and include this in your appeal. These factual errors often result in quick reductions.
How many comparable sales do I need?
You should find 3-5 comparable sales that are truly similar to your property. Quality is more important than quantity—three excellent comps that closely match your property are worth more than ten weak comps. The assessor will scrutinize your comparables, so make sure they're truly similar.
What if my property has condition issues?
If your property has deferred maintenance, foundation issues, or other condition problems that reduce value but aren't reflected in the assessment, you may be over-assessed. Document these issues with photos and repair estimates, and include them in your appeal.
How much can I save by appealing?
Savings depend on how much your assessment is reduced. In Davidson County, for every $10,000 reduction in appraised value, you save approximately $81 per year in property taxes. A $50,000 reduction would save roughly $400 per year, and these savings continue every year.