Secondly, keep it simple. There are a crush of tax protest cases being heard so don't bring a box of files and photos to the hearing.  Instead, focus on a short succinct list of major items that support the condition of your home.

When it come to providing recent sales around your neighborhood be extra cautious.  Don't bring comps that sold a year ago if there are more recent sales available.  Ideally, the comps would have sold in the last three months.  Typically, you don't want to stray beyond six months.  I've seen people, bring appraisals from when they purchased the property five years ago. Given the tectonic changes in property values, comps must be recent.  Also, make sure the comps you select are truly comparable in characteristics.  As a rule of thumb, you want to stay within a 10% range on each item. Accordingly, a 1000 square foot house would have comps in the 900-1100 square foot range.  Don't use bank-owned foreclosure sales or short sales as comps. In our appraiser jargon these are known as "distressed sales" that are likely to have sold fair below market value.  It is very important to ensure that the comp is most similar to your properties overall condition.  So, if your property is cooled by central air, don't bring in comps that are cooled with window units. If your house has a good foundation, don't bring in comps that have cracked foundations.  All said, be judicious in your comp selection.

Lastly, don't run out and spend your hard-earned money on a full appraisal of your property unless it is needed.  A full appraisal can be overkill depending on the circumstances. What is most useful is a person with access to sold MLS data and expertise in the selection process.  This might be done by a Realtor, appraiser, etc for much less.  As well, appraisers can provide a one-page "opinion of value" that is much cheaper.  The only reason you have a full appraisal done is if it is a complex neighborhood or you suspect there is some discrepancy in the square footage the county is showing that weighs in your favor.  

 

Best of luck!

 

 

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