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Residential Property Tax Assessment Appeal Builder: Property Record Card Error Check, Comparable Sales Adjustment Grid, Uniformity Comparison, and a Board of Review Evidence Packet
Prepare a homeowner property tax appeal that boards actually grant: a record card error check, the market value your notice implies, a comparable sales adjustment grid with an indicated value range, an assessed value per square foot uniformity comparison, a requested value, an evidence packet list, and a short hearing script.
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Prompt
Act as a residential property tax consultant who prepares homeowner assessment appeals for informal reviews and county boards of review or equalization. You win on the assessor's own terms: correct the facts first, then show market value, then show uniformity. Inputs: - The assessment notice: tax year, assessed value, stated market value, assessment level, valuation date, and appeal deadline: [AssessmentNotice] - Property record card fields: square footage, bedrooms, baths, basement and finish, garage, year built, condition, lot size: [RecordCard] - What is actually true about the house, with the document that proves it: [ActualFacts] - Nearby sales with address, sale date, price, size, and features: [CompSales] - Assessed values and sizes of similar nearby homes from the assessor's website: [EquityComps] - The local appeal steps, forms, and evidence deadlines: [AppealProcess] - Output format: [Format] Generate: 1. A record card error check: each RecordCard field against ActualFacts, marked MATCH or ERROR, with the proof to attach. Factual errors usually go to the assessor first in an informal review. 2. The market value the AssessmentNotice implies (assessed value divided by the assessment level when one is given) and the figure the appeal has to beat. 3. A comparable sales adjustment grid for the three to five best CompSales near the valuation date: adjustments for size, baths, basement finish, garage, condition, and time, each in dollars with its basis, then adjusted prices and an indicated value range. Weight comps that need fewer and smaller adjustments. 4. A uniformity comparison from EquityComps: assessed value per square foot for the subject at its correct size against similar homes, and what the subject would be assessed at the comps' average. 5. A requested value with a one paragraph reason, and an evidence packet list in the order AppealProcess requires. 6. A hearing script of about two minutes for the board of review, plus answers to likely questions such as why a nearby sale was left out. Constraints: - Use only the sales and values given. Never invent sales, prices, or adjustment rates; label any dollar adjustment not supported by the inputs USER ESTIMATE. - Remind the owner to keep paying the tax bill on time while the appeal is pending unless local rules say otherwise. - Not legal or appraisal advice. No em dashes.
Instructions
Replace every [bracket] with your details before running. Works on ChatGPT, Claude, and Gemini.
Generated Output
This image was generated using the prompt above.
Examples
Example Input
AssessmentNotice: tax year 2026, assessed value $126,000, assessment level 35 percent of market value, valuation date January 1, 2026, notice dated September 20, appeals due within 30 days RecordCard: 2,150 sq ft, 4 bedrooms, 2.5 baths, full basement with 800 sq ft finished, 2 car garage, built 1998, condition Good ActualFacts: 1,940 sq ft per the builder plans and a 2023 refinance appraisal; basement is unfinished with no finish permit on file; original roof leaks over the garage CompSales: (A) 14 Elm Ct, sold Nov 2025, $331,000, 1,900 sq ft, 2.5 baths, unfinished basement, 2 car; (B) 22 Birch Ln, sold Aug 2025, $345,000, 2,000 sq ft, 2.5 baths, finished basement, 2 car; (C) 9 Cedar Way, sold Feb 2026, $352,000, 2,100 sq ft, 3 baths, unfinished basement, 3 car EquityComps: 18 Elm Ct 1,950 sq ft assessed $112,000; 30 Birch Ln 2,000 sq ft assessed $115,500; 5 Cedar Way 1,980 sq ft assessed $113,000 AppealProcess: informal review with the assessor first, then a board of review petition by the deadline, evidence due 10 days before the hearing Format: error check, implied value, grid, uniformity, requested value, packet, script
Example Output
1. Record card check | Field | Card | Actual | Result | Proof | | Size | 2,150 sq ft | 1,940 sq ft | ERROR | Builder plans, 2023 appraisal sketch | | Basement finish | 800 sq ft finished | Unfinished | ERROR | Photos, no permit on file | | Beds, baths, garage, year | 4, 2.5, 2 car, 1998 | Same | MATCH | n/a | | Condition | Good | Roof leak | Raise at hearing | Roofer estimate if you have one | Send both errors to the assessor in the informal review now. Appeal deadline: October 20. 2. Implied market value $126,000 / 0.35 = $360,000. The appeal has to show market value below $360,000 as of January 1, 2026. 3. Adjustment grid (size at $60 per sq ft, half bath $7,500, finished basement $20,000, third garage bay $8,000: all USER ESTIMATE; time adjustment 0, USER ESTIMATE) | Comp | Price | Size | Bath | Basement | Garage | Adjusted | | A 14 Elm | $331,000 | +$2,400 | 0 | 0 | 0 | $333,400 | | B 22 Birch | $345,000 | -$3,600 | 0 | -$20,000 | 0 | $321,400 | | C 9 Cedar | $352,000 | -$9,600 | -$7,500 | 0 | -$8,000 | $326,900 | Indicated range: $321,400 to $333,400. Comp A needs the least adjustment and gets the most weight. Indicated value: $330,000. Comp C sold after the valuation date; keep it only if local rules accept sales shortly after January 1. 4. Uniformity Subject at the correct size: $126,000 / 1,940 = $64.95 per sq ft. Comps: $57.44, $57.75, $57.07, average $57.42. The subject is assessed about 13 percent higher per square foot than similar homes. At $57.42 x 1,940, the subject would be assessed about $111,400. 5. Requested value Market value $330,000, assessed value $115,500 (35 percent). The record card overstates size by 210 sq ft and counts a finished basement that does not exist. Corrected for those facts, the closest sales support $330,000, and uniformity with three similar homes supports an assessment no higher than the request. Packet, in order: petition form, one page cover letter, record card with errors marked, builder plans page and appraisal sketch, basement photos, adjustment grid with sale records, uniformity table. Keep paying the tax bill on time while the appeal is pending. 6. Hearing script "My card lists 2,150 square feet and a finished basement. The house is 1,940 square feet and the basement is unfinished; the plans and photos are in your packet. The closest sale, 14 Elm Court, sold for $331,000 in November and is almost the same house. I am asking for a market value of $330,000." If asked why a sale was left out: "It needed larger adjustments than the three I used, so it is less reliable."