How to Appeal Your Property Taxes in Virginia

How to Appeal Your Property Taxes in Virginia

To appeal your property taxes in Virginia, you challenge the assessed value your local commissioner of the revenue or assessor placed on your property — first by requesting an informal review, then by appealing to your local Board of Equalization, and, if needed, to the Circuit Court — all within the appeal window printed on your assessment notice. The goal of an appeal is not to argue that your tax bill is too high, but to show that your property's assessed value is inaccurate, unequal compared with similar properties, or above fair market value.

In Virginia, real estate is assessed at the local level — by cities, counties, and towns — so the exact steps, forms, and deadlines vary depending on where your property is located. Always treat the assessment notice you receive as the authoritative source for your own dates and instructions.

Why appeal a Virginia property tax assessment?

Your property tax bill is calculated by multiplying your assessed value by the local tax rate. You generally cannot appeal the tax rate itself — that is set by your local governing body. What you can challenge is the assessed value, which is meant to reflect the fair market value of your property.

Common grounds for an appeal include:

• The assessed value is higher than what your property would realistically sell for.
• The assessment overstates your home's size, condition, features, or lot.
• Comparable nearby properties are assessed at lower values (an "uniformity" or "equalization" argument).
• Damage, deterioration, or other factors reducing value were not accounted for.

How assessments work in Virginia

Virginia localities periodically reassess real property to keep values current. When a reassessment or annual assessment is completed, the locality mails a notice of assessed value. That notice typically states your new value and explains how and by when you may seek a review. Because localities reassess on different cycles and set their own procedures, there is no single statewide deadline — the timeline that applies to you is the one on your notice.

Steps to appeal your property taxes in Virginia

1. Read your assessment notice carefully. Note the assessed value, the appeal instructions, and the appeal window. Deadlines are typically a set number of days from the date on the notice — confirm your exact date on the notice itself or on your locality's assessor or commissioner of the revenue website.
2. Review the assessment details for errors. Request or look up your property record card and check the square footage, number of bedrooms/bathrooms, lot size, condition, and any features. A factual mistake is often the simplest thing to correct.
3. Estimate your property's fair market value. Gather recent sale prices of comparable homes ("comps") in your area — similar in size, age, location, and condition. Recent, nearby, arms-length sales are the strongest evidence.
4. Request an informal review with the assessor's office. Many Virginia localities offer an informal conference or review with the assessor or commissioner of the revenue before any formal step. This is often the fastest way to resolve a clear error.
5. Appeal to the local Board of Equalization (BOE) if needed. If the informal review does not resolve it, most localities allow an appeal to a Board of Equalization, which hears evidence and can adjust the assessment. Follow the filing method and deadline your locality specifies.
6. Consider a Circuit Court appeal as a final step. If you disagree with the local outcome, Virginia law provides for an appeal to the local Circuit Court. This is a more formal, higher-effort route and often warrants professional or legal advice.
7. Keep paying your tax bill while you appeal. An open appeal generally does not pause your obligation to pay. Confirm your locality's policy so you avoid penalties or interest.

Appeal preparation checklist

• [ ] Copy of your current assessment notice, with the appeal deadline highlighted
• [ ] Your property record card (checked for factual errors)
• [ ] 3–5 comparable recent sales near your property
• [ ] Photos documenting condition, damage, or defects
• [ ] Any independent appraisal, if available
• [ ] A written summary of why the assessed value is too high or unequal
• [ ] The correct locality form and filing method (mail, online, or in person)

Tips for a stronger appeal

• Focus on value, not the bill. Argue that the assessed value is wrong, not simply that taxes feel high.
• Lead with comparable sales. Objective, recent, nearby sales are the most persuasive evidence.
• Be specific and factual. Point to exact discrepancies (e.g., recorded square footage vs. actual).
• Stay organized and courteous. Clear documentation and a calm, factual case tend to land best with reviewers and boards.
• Watch your window. Missing the deadline on your notice usually forecloses that assessment year's appeal — mark the date as soon as the notice arrives.

When to get help

If your property is high-value, commercial, or the value dispute is large, consider hiring a licensed appraiser or a property tax attorney — especially before a Board of Equalization hearing or a Circuit Court appeal. For a straightforward factual error on a home, many owners handle the informal review themselves.