Why You Need More Than a Hunch
If you believe your property tax assessment is too high, you need solid evidence to present to the appeal board. Online estimates and gut feelings won't get you far — county assessors will dismiss them. What carries weight is a certified appraisal backed by recent comparable sales data from a licensed appraiser.
County assessors value thousands of properties at once using mass appraisal techniques that can miss the details specific to your home — its condition, layout, location within the neighborhood, or features that limit its appeal to buyers. A property-specific appraisal can reveal the gap between assessed value and actual market value.
A tax appeal appraisal helps you:
Present credible evidence — A certified appraisal carries far more weight than an online estimate or your own opinion.
Build a case the board takes seriously — County appeal boards are familiar with USPAP-compliant reports and expect this standard.
Potentially save for years — A successful appeal lowers your assessed value, which reduces your tax bill going forward, not just for one year.
Minnesota Property Tax Appeal Deadlines
In Minnesota, the deadline to file a property tax appeal with your county is typically April 30 of the tax year you're contesting — but deadlines vary and you should confirm with your county assessor's office. If you're considering an appeal, don't wait. Appraisals take time, and you want your report in hand before you file.
We serve homeowners across all seven Twin Cities metro counties: Hennepin, Ramsey, Dakota, Anoka, Washington, Scott, and Carver. We know the local market, the comparable sales, and what appeal boards are looking for in each jurisdiction.
What the Process Looks Like
Step 1 — Free consultation. We discuss your property, your county's assessed value, and whether the numbers suggest a viable appeal. We give you an honest read before you commit to anything.
Step 2 — On-site inspection. We visit the property and document its condition and features. The inspection typically takes 30 to 60 minutes.
Step 3 — Report delivery. You receive a USPAP-compliant appraisal report within a few business days — formatted to meet the evidentiary standards expected at appeal hearings.
Ben Goheen, Minnesota Certified Residential Appraiser (License #20303548), personally conducts and signs every appraisal.
Frequently Asked Questions
Is it worth it to appeal my property taxes? It depends on how far off the assessment is. If your home is assessed at $450,000 but is realistically worth $400,000, an appeal could save you $1,000 or more per year depending on your local tax rate — and that savings compounds over time. The appraisal cost is $495, so the math often works in your favor.
What if I lose the appeal? You're out the cost of the appraisal, but your taxes won't increase as a result of filing. There's no downside beyond the appraisal fee, and you'll have a clear picture of your home's actual value regardless of the outcome.
How soon do I need to act? Minnesota's April 30 deadline comes up fast. If you're thinking about an appeal, call 651-505-4400 now so we have time to complete the appraisal before you need to file.
