PROPERTY ASSESSMENT CHECK

Is My Property Over-Assessed?

There's a good chance it is. Studies show a significant percentage of commercial properties are assessed above their actual market value — especially in Michigan and Ohio. Here's how to find out if yours is one of them — and what to do about it.

WARNING SIGNS

5 Signs Your Property May Be Over-Assessed

If any of these apply to your property, your assessment may not reflect reality. Each one is a signal that the assessor's assumptions don't match your property's actual performance — our guide on how to tell if your property tax is wrong covers the diagnostic side in detail. The pattern is especially common for office buildings and retail centers in Ohio, where the Board of Revision accepts complaints each year.

Your vacancy rate is higher than the market average, but your assessment assumes full or near-full occupancy

Your net operating income has been declining, yet your assessed value keeps climbing

Recent comparable sales in your area closed below your property's assessed value

You haven't made improvements, but your taxes rose significantly anyway

Your assessment increased at a rate that outpaces actual market appreciation

HOW IT HAPPENS

Why Assessments Get It Wrong

County assessors are responsible for valuing thousands of properties every year. To manage this workload, they use mass appraisal models — statistical methods that apply broad assumptions to large groups of properties at once.

The problem is that your property isn't a statistic. Mass appraisal can't account for your specific vacancy rate, your actual lease terms, deferred maintenance, or local market conditions that affect your property differently than the one down the street.

Assessors also work with outdated data. By the time your assessment notice arrives, the market data behind it may be one to three years old. If your property's income dropped, a major tenant left, or the local market softened, the assessor likely doesn't know about it. The gap between assessment and market value is often rooted in the cap rate the assessor applied to your income. Learn more about how commercial properties are assessed and where errors typically occur.

Property owner reviewing assessment documents with concern

YOUR NEXT MOVE

What to Do If You Think You're Over-Assessed

You don't have to accept an unfair assessment. Here's a straightforward path to finding out where you stand — and if the answer is yes, our guide to lowering your property taxes walks through your options.

Check Your Assessment

Start by reviewing your assessment notice. Compare the assessed value to your property's actual net operating income and recent comparable sales. Look for errors in square footage, property classification, or income assumptions. If the numbers don't add up, you may have a strong case. Our assessment guide explains what to look for.

Gather Your Evidence

Collect the data that tells the real story: current rent rolls, vacancy reports, operating statements, comparable sales data, and any documentation of property condition issues. Strong evidence is the foundation of a successful appeal. See our services for how EPTA builds your case from start to finish.

File an Appeal — or Get Expert Help

Every jurisdiction has a deadline for filing property tax appeals. Missing it means waiting another year. You can file on your own, but working with an experienced firm improves your chances significantly. Learn about the appeal process or request a free review to see if you have a case.

WHY EPTA

You Don't Have to Figure This Out Alone

Express Property Tax Appeals has helped commercial property owners across Michigan, Indiana, and Ohio reduce their tax burden. We handle the research, the evidence, and the filing — so you can focus on running your business.

01Free assessment review — we'll tell you if you have a case, no strings attached

02Contingency-based fees — you pay nothing unless we reduce your taxes

03Deep expertise in commercial property valuation and tax law

04We handle the entire appeal process from filing through resolution

05Track record of saving clients tens of thousands annually

Compare your assessed value to recent comparable sales and your property's actual net operating income. If comparable properties sold for less than your assessment suggests, or if your income doesn't support the assessed value, your property is likely over-assessed.

Assessors use mass appraisal methods to value thousands of properties at once. They rely on broad market data, standardized assumptions, and limited property-specific information. This means they often miss vacancy issues, declining income, deferred maintenance, and other factors that reduce your property's actual market value.

You can file a property tax appeal to challenge the assessed value. Start by reviewing your assessment notice, gathering evidence like comparable sales and income data, and filing before your jurisdiction's deadline. Working with a property tax appeal firm can significantly improve your chances of a successful reduction.

Savings vary by property, but commercial property owners commonly save tens of thousands of dollars per year through successful appeals. The savings compound annually because a corrected assessment carries forward to future tax years.

Express Property Tax Appeals offers a free assessment review at no cost or obligation. If there are grounds for an appeal, EPTA works on contingency — meaning you pay nothing unless they save you money.

Commercial property tax appeal background

FIND OUT NOW

Get a Free Assessment Review

If any of those warning signs hit home, don't wait. Send us your property details and we'll analyze your assessment at no cost. If there's an opportunity to reduce your taxes, we'll show you exactly how much you could save.

No upfront fees. No obligation. Just answers.

Capitol building representing tax assessment authority