The Costly Problem

Traditional tax grievance companies often claim a substantial percentage (40-60%) of your hard-earned tax savings, meaning thousands of dollars could be lost. The property tax grievance process can be complex and time-consuming, frequently discouraging individual participation. While a self-service option exists, it typically leaves homeowners without the crucial data and guidance needed to build a strong case. LocalTaxCut.com simplifies this by providing you with the essential information to navigate the process independently, ensuring you retain 100% of your savings.

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If you save $5,000...

• Traditional companies take: $2,000-$3,000

• You keep: $2,000-$3,000

Our Simple Solution

For a single, transparent fee of $85, LocalTaxCut.com delivers comprehensive, property-specific data tailored for your County tax grievance. Our advanced technology streamlines a typically confusing process, saving you invaluable research hours and preventing missed filing deadlines. As a dedicated information technology company, we empower homeowners with the tools to build their own compelling case, allowing you to keep every dollar of your savings. While we provide powerful data, savings are not guaranteed, but your control over the process is absolute.

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With LocalTaxCut.com...

• One-time cost: $85

• You keep: $5,000 (100%)

How It Works

Three simple steps could save you thousands on your property taxes

Enter Your Address

Get your initial property data instantly using our lookup tool below. See your current assessment information and market value.

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Get Your Comps

For a flat $85 fee, get our full data package with comparable sales and strategic evidence to build your strongest case.

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File & Save

Use our data to file your grievance yourself and keep 100% of your tax savings. No lawyers needed!

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Select Your County

Choose your county below to access county-specific information, deadlines, and filing requirements.

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Nassau County

New York

Success Rate: 78%

Avg. Savings: $3,200

Filing Fee: $85

Filing: Jan 2 - Mar 3, 2026

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Douglas County

Colorado

Success Rate: 78%

Avg. Savings: $3,200

Filing Fee: $85

Filing: Jan 2 - Mar 3, 2026

Who Is This For?

LocalTaxCut.com is for the homeowner who:

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Believes their property taxes are too high because their property is unfairly assessed relative to similar properties in their community.

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Wants to save money without paying huge contingency fees

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Is comfortable filing a simple online form with competitve data in hand

Local Property Assessments: Why It's So Confusing & Costly

The Problem

Many tax grievance companies charge an exorbitant 40% to 60% of your tax savings. If you save $5,000, they take $2,000-$3,000! That's your hard-earned money handed to someone else.

The Process

Beyond the egregious fees, the property tax grievance process itself is a multi-stage, multi-year ordeal, designed to inherently discourage individual participation and ensure lost savings for unassisted homeowners.

The Solution

The county provides a self-service interface, but leaves you on your own to research and select the precise properties to build a compelling case. LocalTaxCut.com provides the data you need to succeed.

The Grievance Lifecycle: A Step-by-Step Breakdown

Grievance Stage	Homeowner Responsibility	Government Responsibility	Localtaxcut.com's Role
1. Tentative Assessment	Review the new tentative assessment value for their property.	Publishes the tentative assessment roll annually around January 2nd, opening the grievance period.	Guides the user, signaling the start of the process.
2. Filing & Evidence	File the official Grievance form by the April 1st deadline.	Receives and processes the form filed by property owners.	Provides information (a list of comparable property sales) to compare valuation.
3. Review & Determination	Await the outcome of the review.	Reviews the homeowner's application and evidence. Makes a determination and cannot raise the assessment as a result of a grievance.	Can remind homeowners of important information on upcoming grievance dates.
4. Final Outcome	Benefit from lower tax bills and receive any potential refunds for overpayments made.	Lowers the assessed value on the tax roll, adjusts future tax bills, and issues refunds for any overpayments.	Gain referrals, and repeat customers from homeowners who just saved themselves money.

Frequently Asked Questions

1. What is a property tax assessment?

Think of your assessment as the value the county assigns to your home to figure out your fair share of local and school taxes. Each year, your county calculates a "Tentative Assessed Value" for every property.

Important: When you file a grievance, you are challenging this assessment value, not your final tax bill. A lower assessment is the foundation for a lower bill, but the two are not the same thing.

2. I won my grievance, but my tax bill still went up. Why?

This is a frustrating but common situation. It happens because your tax bill is a product of two different factors: Your Assessment and the Tax Rate.

Your Tax Bill = Your Assessed Value × The Tax Rate

While you won a lower assessment (which you control), the Tax Rate (which you don't control) likely increased. This happens for two main reasons:

Bigger Budgets: Your local school district, county, or town increased its annual budget. To collect more money overall, they have to raise the tax rate for everyone.
The Tax Base Shrinks: When many homeowners in your town successfully grieve their assessments (as 70-80% do), the town's total value (the "tax base") shrinks. To collect the same budget from a smaller pool of value, the tax rate must increase for everyone.

Think of it this way: Grieving ensures your slice of the tax pie is as small as possible, but it doesn't stop the size of the entire pie from growing.

3. Why is my "Assessed Value" so much lower than my home's actual market value?

This is a common point of confusion. For several years, official assessed values have not kept up with the rapid rise in real estate prices. This creates a large gap between the value on your tax bill and what your home is actually worth. Because of this, you could still be over-assessed for tax purposes even if your assessed value seems low.

4. Is there a limit on how much my assessment can increase?

Yes. For most residential properties (1-3 family homes), your total assessed value cannot increase by more than 6% in one year or more than 20% over a five-year period.

This cap does not apply to value added by new construction or major renovations.

5. Should I file a tax grievance every year?

Yes, filing every year is strongly recommended.

There is a powerful protection for homeowners: filing a grievance can only lower your assessment or keep it the same—it can never be raised as a result of your filing.

Even if overall tax rates in your town go up, having a lower assessment means you will still pay less than you would have paid with the higher assessment. By not filing when your neighbors do, your "slice of the pie" gets bigger. Filing every year is about controlling what you can control and ensuring you are only paying your fair share.

6. What evidence do I need to provide?

The strongest evidence is comparable sales—examples of homes similar to yours that recently sold for a price lower than your home's effective market value.

For homeowners with the time for in-depth market research, a do-it-yourself approach can be beneficial. However, given that homeowners get only one shot at filing their grievance each year within a very short window, building the strongest case possible is crucial. LocalTaxCut.com empowers many others by providing a deeper insight into recent home sales, assessment values, and exclusive local market data, ensuring they have the most competitive information available.

Whether you use our service or do it yourself, the goal is the same: to show that the average sale price of comparable homes is lower than your property's effective market value, which demonstrates that you are over-assessed relative to your neighbors.

7. Do I need to hire a lawyer or tax grievance company?

No, you are not required to hire a representative. Before you decide, it's vital to understand the difference between filing yourself and hiring a firm.

Hiring a Grievance Firm:

Most firms charge a "contingency fee," typically 40% to 60% of the first year's tax savings. However, there is a critical detail you must understand:

Critical: Fees are Based on Gross Reduction, Not Your Net Savings.

The firm's fee is calculated based on the total assessment reduction they achieve for you. You owe this fee even if your overall tax bill goes up due to rising school tax rates. For example, if a firm secures a reduction that equates to a $2,000 savings on paper, and their fee is 50%, you owe them a $1,000 lump-sum payment, regardless of whether you actually see that $2,000 savings in your wallet. Many homeowners find this "self-defeating."

The DIY Option with LocalTaxCut.com (Recommended):

You Keep 100% of Your Savings: The county does not charge a fee to file an appeal. When you use our service to get the best evidence and file yourself, we charge you a flat fee of $85 + sales tax for competitive information, and you keep every dollar of your savings.
It's Quick and Easy: The online filing process with the county is straightforward and typically takes only about 15 minutes to complete once you have the right data from us.

8. What happens after I file?

Confirmation: You'll receive an email confirmation and a receipt number.
Review: The ARC's appraisers will review your application. This can take up to 15 months.
Decision: The ARC will either leave your assessment as is or offer a reduction.
Appeal (If Necessary): If you are not satisfied, you can appeal further through the Small Claims Assessment Review (SCAR), a low-cost process designed for homeowners.

9. Why is Localtaxcut.com good for government?

Improved Efficiency: The platform boosts government efficiency by submitting standardized, data-driven grievance packages. Instead of disorganized claims with irrelevant evidence, reviewers receive clear, professional cases. This streamlines their workflow, reduces the administrative burden, and allows them to process their caseload much faster, saving significant time and taxpayer money.
Higher Quality Submissions: The platform acts as a quality filter, discouraging frivolous grievances. Our AVM only builds cases for properties that are demonstrably over-assessed according to official data. This reduces the volume of weak claims, allowing the Assessment Review Commission to focus its limited resources on legitimate, meritorious cases.
Increased Fairness and Equity: The service helps the government achieve its own goal of a fair and equitable tax roll. By using the state's official Residential Assessment Ratio as a benchmark, our platform identifies and flags genuine assessment errors, empowering homeowners to help correct the record and improve overall fairness for all taxpayers.
Reduced Appeal Costs:The strongest possible evidence at the initial administrative level, our platform increases the likelihood of fair settlements. This reduces the number of cases that escalate to costly and time-consuming judicial appeals (SCAR), saving the county significant legal and administrative expenses associated with court proceedings.

Challenge Your Property Tax Assessment by grieving your assessment. Keep 100% of Your Savings.