Complete Guide to Tennessee Property Tax Appeals

Every year, thousands of Tennessee homeowners overpay on their property taxes simply because they don't know they can challenge their assessment—or they don't know how. This guide walks you through everything you need to know about appealing your property taxes in Tennessee.

Understanding Property Tax Appeals

Property taxes in Tennessee are based on the assessed value of your property. Each county's Property Assessor determines this value using mass appraisal techniques—statistical models that estimate property values across entire neighborhoods.

The problem? These models can miss important details about individual properties. Your home might have:

• Deferred maintenance or condition issues
• Negative location factors (traffic noise, commercial neighbors)
• Functional obsolescence (outdated layout, small bedrooms)
• Errors in the property record (wrong square footage, features you don't have)

A property tax appeal is your legal right to challenge the assessed value and present evidence that your property is worth less than the county believes.

Who Should Appeal?

Not every property owner should file an appeal. You're a good candidate if:

Your Assessment Increased Significantly

If your assessment jumped 20%, 30%, or more during the last reappraisal, it's worth investigating whether that increase is justified by actual market conditions.

Comparable Homes Sold for Less

Look at recent sales in your neighborhood. If similar homes are selling for less than your assessed value, you likely have a case.

There Are Errors in Your Property Record

Check your property card with the assessor's office. Errors in square footage, lot size, number of bathrooms, or property features can inflate your assessment.

Your Property Has Issues

Condition problems, functional issues, or negative external factors that the mass appraisal missed could justify a lower value.

The Informal Review Process

Tennessee's property tax appeal process begins with an informal review—your first and often most effective opportunity to get your assessment reduced.

What Is an Informal Review?

The informal review is a paper-based process where you submit evidence to the county assessor's office showing why your property should be valued lower. There's no hearing required—the assessor reviews your materials and makes a decision.

When Can You File?

The informal review window typically opens in January and closes by mid-April, though exact dates vary by county. For 2026:

• Davidson County: January 19, 2026 – April 30, 2026
• Williamson County: January – mid-April 2026
• Other counties: Contact your county assessor for specific dates

How to File

1. Contact your county assessor's office or visit their website
2. Request an informal review (some counties have online forms)
3. Submit your evidence packet
4. Wait for the decision (typically 4-8 weeks)

What Happens Next?

If your informal review is successful, your assessed value is reduced and you'll see lower taxes on your next bill. If denied, you can proceed to the formal appeal process.

Formal Appeals

If the informal review doesn't resolve your case, you can file a formal appeal with the County Board of Equalization.

County Board of Equalization

This is a hearing before a local board where you (or your representative) present evidence and argue for a lower value. The county typically sends a representative to defend the current assessment.

State Board of Equalization

If you disagree with the County Board's decision, you can appeal to the State Board of Equalization. This is a more formal process with stricter evidence rules.

Building Your Evidence

The strength of your appeal depends entirely on your evidence. Here's what works:

Comparable Sales (Most Important)

Find 3-5 recent sales of properties similar to yours that sold for less than your assessed value. Good comparables are:

• Similar size: Within 10-20% of your square footage
• Similar age: Built around the same time
• Similar location: Same neighborhood or comparable area
• Recent: Sold within the past 6-12 months
• Arms-length: Normal market transactions, not foreclosures or family sales

Property Record Errors

Get your property record card from the assessor and check every detail. Common errors include:

• Wrong square footage
• Incorrect lot size
• Features listed that you don't have (e.g., basement, pool)
• Wrong year built
• Incorrect number of bedrooms/bathrooms

Condition Documentation

If your property has condition issues, document them with photos:

• Deferred maintenance
• Foundation problems
• Roof issues
• Outdated systems
• Flood damage history

Negative External Factors

Some location factors reduce value but aren't captured in mass appraisals:

• Adjacent to commercial property
• Traffic noise or busy roads
• Power lines or cell towers
• Flood zone location
• Railroad tracks nearby

Common Mistakes to Avoid

1. Missing the deadline: The informal review window is limited. Mark your calendar.
2. Arguing about taxes, not value: The assessor sets value, not tax rates. Focus on why your property value is wrong.
3. Using poor comparables: Foreclosures, short sales, or properties very different from yours won't help.
4. Incomplete submissions: Submit all your evidence upfront. You may not get another chance.
5. Emotional arguments: "My taxes are too high" isn't evidence. Stick to data.
6. Waiting too long: Start gathering evidence before the review window opens.

DIY vs. Professional Help

You can absolutely file a property tax appeal yourself. However, consider professional help if:

• Your time is valuable and you'd rather not spend hours researching
• You want to maximize your chances of success
• Your property value is high enough that savings would be significant
• You're not comfortable gathering and presenting evidence

Next Steps

Ready to appeal your property taxes? Here's what to do:

1. Check your assessment: Review your current assessed value and property record card
2. Research comparables: Look at recent sales in your area
3. Know your deadlines: Find out when your county's informal review window opens
4. Decide on approach: DIY or get professional help
5. File your appeal: Submit your evidence during the review window

Not sure if your property qualifies? Get a free evaluation to see your potential savings and whether an appeal makes sense for your situation.