Your assessment went up. When is an appeal worth it?

When a valuation notice shows a large increase, the first reaction is often to protest right away. Sometimes that is the right call. Sometimes the assessed value is close to market value and an appeal will not change much. A little preparation tells you which situation you are in.

Start with the deadline

In Nebraska, protests of real property valuations are filed with the county, and the filing window is short. It usually falls in June. Check the exact dates and forms with the Douglas County or Sarpy County assessor as soon as your notice arrives, because a late protest is generally not heard.

A practical checklist

1. Check the facts on the record. Compare the county's property record with reality: square footage, finished basement, number of bathrooms, lot size, year built, garage. Errors here are common and are the easiest to correct.
2. Look at the condition. Mass appraisal models assume typical condition. If your roof, foundation or mechanical systems need work, document it with photos and repair estimates.
3. Find recent sales. Look at sales of genuinely similar properties near the assessment date. If similar properties sold for noticeably less than your assessed value, that is evidence worth presenting.
4. Compare with neighbors. If similar nearby properties are assessed lower, note it. Uniformity is a valid concern, although market value evidence is usually stronger.
5. Weigh the cost against the savings. Estimate the tax difference if your value were reduced, and compare it with the cost of an appraisal and your time.

When an independent appraisal helps

For a straightforward house with an obvious record error, you may not need an appraisal. For a commercial building, a multifamily property, a large increase, or a case you expect to take beyond the county board, an independent appraisal gives the board a documented, supportable value instead of an opinion. It explains the comparable sales, the adjustments and, for income property, the rents and expenses behind the number.

One of our clients put it simply: we helped them save on property taxes after a large increase from the assessor's office. Every case is different, and we will tell you honestly if an appraisal is unlikely to help.

If you are considering a protest in Douglas, Sarpy or a neighboring county, call us early in the window so the report can be delivered before the hearing.