Property taxes are on the rise in every metro, with a national median tax bill of $3,500. That’s up 2.3% compared with 2023.
But in 16 counties across the U.S., the typical homeowner pays more than $10,000 a year in property taxes, according to research from the Tax Foundation.
What’s shocking is that nearly half of U.S. homeowners are overpaying their property taxes, according to research from Realtor.com®. The challenge? The appeals process is anything but uniform. It can vary dramatically depending on your county, city, or even town.
To help homeowners navigate this complex landscape, we’ve broken down how to appeal your property tax bill in the 16 highest-tax counties in the country. From filing timelines to hearing formats, the rules can differ widely—so knowing what to expect locally is the first step toward a successful appeal.
Counties with the highest property tax bills
Spread across California, New Jersey, New York, and Virginia, property tax bills in these counties are driven by a mix of high-value properties and high tax rates.
These are the counties with the highest property tax burden and their effective tax rate, according to the Tax Foundation:
- Marin County, CA: 0.7195%
- Bergen County, NJ: 1.6859%
- Essex County, NJ: 2.0229%
- Hunterdon County, NJ: 2.0050%
- Monmouth County, NJ: 1.7654%
- Morris County, NJ: 1.7955%
- Passaic County, NJ: 2.2761%
- Somerset County, NJ: 1.9090%
- Union County, NJ: 2.0460%
- Nassau County, NY: 1.5183%
- New York County, NY: 0.9019%
- Putnam County, NY: 2.2324%
- Rockland County, NY: 1.7726%
- Suffolk County, NY: 1.8538%
- Westchester County, NY: 1.5666%
- Falls Church City, VA: 0.9947%
How to dispute your property tax bill
Homeowners can’t challenge the effective tax rate itself, but they do have the option to dispute the assessed value of their home—the portion of the home’s value that’s taxed. To do this, homeowners need to file an appeal with their local assessor and provide evidence that their home’s assessed value is incorrect.
Typically, homeowners present a comparative market analysis (comp) or other forms of evidence to show that their home has been overvalued.
According to Ben Michael, an attorney at Michael & Associates, appealing a property tax bill often doesn’t require legal representation.
“If there is a hearing, these tend to be pretty informal and homeowners can bring their own testimonials and evidence to support their claims,” he says.
To make things easier, a new tool just launched on Realtor.com allows homeowners to compare their home’s assessment value with that of similar homes, and it provides a set of data on comparable properties that homeowners can use as evidence in their appeal.
The process of proving the accuracy of an assessment can be complicated, and homeowners who are not comfortable navigating these complexities might benefit from legal assistance.
“It may not be a bad thing to work with an attorney either,” says Michael. “Especially if you don’t really know how to prove your claims.”
Deadlines to appeal assessed value
The first step in any appeal is to check with your local assessor’s office on local procedures.
In most cases, homeowners have a set number of days to file an appeal after receiving their assessment notice. In other areas, there might be a fixed annual deadline for all appeals, regardless of when the notice is issued.
While the rules differ, the core idea is the same: If you believe your property has been overvalued, you have the right to challenge that valuation and potentially lower your tax bill.
Below, we break down when and how to appeal in 16 of the highest-taxed counties in the U.S.:
Marin County, CA
Homeowners in Marin County can appeal their regular property tax assessments between July 2 and Nov. 30 (before 5 p.m.). For supplemental, roll change, or escape assessments, you must file your appeal within 60 days of the postmark date on your tax bill. If you’ve received a calamity reassessment, you have six months from the postmark date on the reassessment notice to file.
Important: In Marin County, you must attend your hearing in person. If you miss it, your appeal will be denied.
Bergen County, NJ
In Bergen County, homeowners will have to file an appeal to the Bergen County Board of Taxation on or before April 1, or 45 days from the date the assessment notifications are mailed by the borough—whichever is later.
Appeals forms are requested from Bergen County, unless the home is assessed for more than $750,000. In these cases, you can appeal directly to the New Jersey State Tax Court. If your appeal fails, you can file an appeal with the New Jersey State Tax Court within 45 days from the date of the final judgment.
Essex County, NJ
In Essex County, nonrevalued and nonreassessed municipalities must file appeals by April 1. Revalued and reassessed districts like Irvington and West Orange have until May 1 to file appeals. The appeal must be physically received by 4 p.m. of the deadline.
As in other counties in the Garden State, you can appeal your verdict at the New Jersey State Tax Court within 45 days from the date of the final judgment.
Hunterdon County, NJ
To appeal your property taxes in Hunterdon County, you must file your Petition of Appeal with the Hunterdon County Board of Taxation by April 1. The only exception is for districts that have undergone a districtwide revaluation or reassessment. In those cases, the deadline is extended to May 1.
Monmouth County, NJ
In Monmouth County, tax appeals must be filed between Nov. 20 and Jan. 15. While hearings typically take place after the Jan. 15 deadline, you may reach a settlement beforehand. Note: Attendance at your hearing is mandatory. If you miss it, your appeal may be dismissed.
Morris County, NJ
In Morris County, appeals must be filed before April 1. If your property is assessed at $1,000,000 or more, you may file your appeal directly with the Tax Court of New Jersey instead of the county. Be prepared to submit comparable sales data to support your case.
Passaic County, NJ
Tax appeals in Passaic County must be filed between Feb. 3 and April 1. All appeal hearings are held in person, so plan accordingly if you’re pursuing a challenge.
Somerset County, NJ
In Somerset County, the tax appeal deadline is Jan. 15. If your property’s assessed value is $750,000 or more, you have the option to file directly with the Tax Court of New Jersey.
Union County, NJ
Union County’s tax appeal deadline is April 1. Appeals can be filed either online or in person, but make sure all documentation is complete to avoid delays or denial.
Nassau County, NY
For the 2025 tax year, Nassau County’s appeal window runs from Jan. 2 to March 3, 2025. Be careful not to submit duplicate applications: Only one appeal per property is allowed, and duplicates will be denied.
New York County, NY
If you plan to appeal your property taxes in Manhattan, start by reviewing your Notice of Property Value. If the notice lists an “effective market value,” you’ll need to show that your property’s actual market value is lower than that amount to have a strong case with the Tax Commission.
Appeal deadlines vary by property type. March 15 is the cutoff for Class 1 properties (most 1–3 family homes), and March 1 is the deadline for Class 2, 3, and 4 properties (including co-ops, condos, commercial, and industrial buildings).
Putnam County, NY
In Putnam County, most property tax appeals are heard on Grievance Day, which falls on the fourth Tuesday in May each year. To have your case considered, you must submit your grievance application before this date. Missing the deadline means your appeal won’t be reviewed.
Rockland County, NY
In Rockland County, the deadline to file a property tax grievance depends on where you live. For the villages of Upper Nyack, Spring Valley, Piermont, Hillburn, and the Village of Haverstraw, the appeal window runs from Feb. 1 through the third Tuesday in February. For residents in the towns of Clarkstown, Haverstraw, Orangetown, Ramapo, and Stony Point, the grievance period runs from May 1 through the fourth Tuesday in May.
To have your case considered, you must file your grievance application before your municipality’s specific deadline.
Suffolk County, NY
Suffolk County handles property tax appeals differently than neighboring Nassau County—each town runs its own process. That means your appeal will go through your town’s Assessor’s Office, not the county.
To get started, check your property’s assessed value by visiting the website of your town’s assessment department. Suffolk County includes the towns of Babylon, Brookhaven, Huntington, Islip, Smithtown, Southampton, East Hampton, Riverhead, and Southold.
To file an appeal, you’ll need to submit Form RP-524, available on the New York State Tax website. While the general deadline to file is the third Tuesday in May, it’s important to confirm the exact date with your town, as deadlines may vary slightly.
Westchester County, NY
In Westchester County, property tax appeals are handled at the town or city level, not by the county itself. To start, check your property’s assessed value through your local assessor’s office. You’ll need to file Form RP-524, the same grievance form used throughout New York state.
The deadline to submit your application is typically the third Tuesday in June, but exact dates can vary depending on the municipality. Be sure to confirm the deadline with your specific town or city, such as Yonkers, New Rochelle, White Plains, or Mount Vernon.
Falls Church City, VA
In Falls Church City, homeowners who believe their property has been overassessed can appeal in one of two ways. First, you can file an informal appeal directly with the City Assessor’s Office—this typically must be done by the end of February.
If you miss that window or disagree with the informal review, you can file a formal appeal with the Board of Equalization, usually by late March. Deadlines may shift slightly year to year, so it’s best to check with the Falls Church Commissioner of the Revenue or City Assessor’s Office for current dates and filing requirements.
