Property taxes are one of the largest operating expenses for rental property owners. When property values rise quickly, tax assessments often follow, but that doesn’t mean the government’s valuation is always correct.
In fact, every property owner has the right to appeal their assessment if they believe it is inaccurate, unequal compared to similar properties, or higher than market value.
As property owners in Texas, Maryland, Virginia, or Washington DC, understanding the appeal process and filing before the deadline can potentially save you thousands of dollars over the life of your investment.
Below is a simple breakdown of how the process works in Texas, Maryland, Virginia, and Washington, DC.
Texas Property Tax Appeal Process
In Texas, property values are determined by your county appraisal district, which sends a Notice of Appraised Value each spring.
If you believe your assessed value is too high, you can file a protest with the Appraisal Review Board (ARB).
Deadline
Most protests must be filed by May 15 or within 30 days of receiving the appraisal notice, whichever is later.
Basic Appeal Steps
Review your Notice of Appraised Value to confirm property details and valuation.
File a protest with the appraisal district using Form 50-132 or the district’s online portal.
After you file, the appraisal district will either confirm or deny your protest. If approved, you’re done, and you’ve officially lowered your property taxes.
If denied, you may need to attend an informal meeting with the appraisal district to try to resolve the issue.
If it’s still unresolved, you’ll present your case at a formal Appraisal Review Board hearing.
If you still disagree with the decision, you may appeal through:
District court
Binding arbitration
The State Office of Administrative Hearings (for certain high-value cases).
Evidence That Helps Win Appeals
Comparable sales in your neighborhood for that calendar year
Photos of property condition issues
Independent appraisals
Repair estimates
For detailed instructions, visit the Texas Comptroller of Public Accounts property tax protest guide here.
Virginia Property Tax Appeal Process
In Virginia, real estate taxes are administered locally by cities or counties, but the appeal structure is similar statewide.
Typical Deadlines
Most jurisdictions require appeals to be filed by April 1, though local deadlines may vary.
Basic Appeal Steps
Request an administrative review with the local assessor’s office.
If unresolved, file a formal appeal with the Board of Equalization.
If you still disagree with the result, you may appeal through the Virginia Circuit Court.
The administrative review stage often resolves disputes quickly because assessors can correct data errors or adjust valuations after reviewing evidence.
Evidence That Helps
Comparable home sales
Documentation of incorrect property characteristics
Photos of deferred maintenance or damage
Independent market appraisals
For detailed instructions specific to your locality, review the government guidance according to your county’s laws. For Fairfax County, you can review the Fairfax County Department of Tax Administration’s guidelines here.
Washington, DC, Property Tax Appeal Process
Property assessments in Washington, DC, are handled by the Office of Tax and Revenue (OTR). If you believe your property’s assessed value is incorrect, the appeal process has three stages.
Deadline
Property owners generally must file their appeal by April 1 of the tax year.
Basic Appeal Steps
Contact the assigned assessor to discuss your concerns.
File an appeal with the Board of Real Property Assessment and Appeals (BRPAA).
If you disagree with the board’s decision, you may file a petition with the DC Superior Court Tax Division.
Evidence That Supports Appeals
Recent comparable property sales
Independent appraisals
Documentation of property condition issues
Errors in assessment data
For step-by-step instructions, visit the District of Columbia Office of Tax and Revenue guidelines.
Maryland Property Tax Appeal Process
In Maryland, property values are assessed by the State Department of Assessments and Taxation (SDAT).
If your property value appears incorrect, you can file an appeal after receiving your assessment notice.
Deadline
Appeals must be filed within 45 days of the date on the assessment notice. This depends on when the assessment was sent and received by you.
Basic Appeal Steps
File an appeal with SDAT using their online form.
SDAT reviews the case and issues a decision.
If you disagree with the outcome, you may appeal to the Property Tax Assessment Appeal Board (PTAAB).
If necessary, you can appeal further to the Maryland Tax Court.
The PTAAB is an independent agency with boards in each county that review disputes between property owners and the state assessor.
Evidence That Strengthens Your Case
Comparable property sales
Professional appraisals
Evidence of property condition issues
Errors in property records (square footage, bedrooms, etc.)
More information can be found at the Maryland State Department of Assessments and Taxation webpage here.
Tips for Property Owners Appealing Their Assessments
No matter where your property is located, successful appeals typically rely on the same types of evidence:
1. Comparable Sales (Comps)
Show that similar homes recently sold for less than your assessed value within the tax year. Look for homes that have similar features (bedroom/bathroom count and square footage) and are in similar condition (does your home have a dated kitchen and bathrooms?).
2. Property Condition Evidence
Photos of deferred maintenance, structural issues, or outdated interiors can justify a lower valuation.
3. Data Accuracy Checks
Ensure the assessor has the correct information about:
square footage
number of bedrooms/bathrooms
lot size
improvements
4. File Early
Deadlines are strict, and missing them may mean waiting an entire year to challenge your valuation.
For rental property owners and investors, property taxes directly impact cash flow and long-term returns. Even a modest reduction in assessed value can generate significant savings over time.
Appealing your assessment doesn’t increase your taxes. It simply ensures you are paying taxes based on a fair market value.
If you own rental property in Texas, Maryland, Virginia, or Washington DC, reviewing your assessment each year and appealing when necessary is one of the simplest ways to protect your investment returns.