How to Appeal Your Property Tax in Minnesota: Tips and Hints for Success

If you’re a Minnesota homeowner and believe your property taxes are too high, you’re not alone. Fortunately, the state provides a process to appeal property tax assessments. Here’s a guide with useful tips and hints to help you navigate the appeal process effectively.

1. Understand the Assessment Process

Each year, your local assessor estimates the market value of your property as of January 2nd. This value is used to calculate your property taxes. If the assessed value seems too high or doesn’t reflect your property’s condition or market trends, you may have grounds for an appeal.

2. Review Your Valuation Notice

In March or April, you’ll receive a Notice of Valuation and Classification from your county. Review it carefully. This notice includes your property’s estimated market value and classification (residential, commercial, etc.). Compare this with previous years and note any sharp increases.

3. Do Your Homework

Before filing an appeal, gather supporting evidence:

• Check comparable sales: Look up recent sale prices of similar homes in your neighborhood.
• Get a professional appraisal: A private appraisal can strengthen your case.
• Inspect your property record: Visit your county assessor’s website to make sure there are no factual errors (e.g., wrong square footage, incorrect number of bathrooms, etc.).

4. Contact the Assessor First

Start informally. Contact your county or city assessor to discuss your concerns.  Thier contact inforamtion should be on your valuation statement. They can explain how they arrived at your property’s value and may adjust it if they find an error.

5. Attend the Local Board of Appeal and Equalization (LBAE) Meeting

If you’re unsatisfied after talking with the assessor, your next step is to attend your township or city’s Local Board of Appeal and Equalization meeting (usually in April or May). This is your first formal appeal opportunity.  Dates and times are available from your County.

6. Go to the County Board of Appeal and Equalization (CBAE)

If the LBAE doesn’t change the valuation, you can appeal to the County Board of Appeal and Equalization. Deadlines and procedures vary by county, but this usually happens at the end of June.

7. Consider Tax Court

If the county board denies your appeal, or you missed the earlier steps, you can file a petition with the Minnesota Tax Court. You have until April 30th of the following year to file. Tax court can be complex, and you may want to consider hiring an attorney or tax professional.

8. Explore Refund Programs

If your taxes are high but your income is limited, you may qualify two types of property tax refunds:

The Minnesota Department of Revenue provides for two types of property tax refunds:

1. Regular Homestead Credit Refund: for homesteaders whose property taxes exceed a specified percentage of household income (less than $128,280 in 2022).
2. Special Homestead Credit Refund: for homestead properties where the net property tax increase exceeds 12%, from 2022 to 2023 and said increase is $100 or more (the tax increase cannot be due to new construction). There is no income limitation for this refund. The maximum refund is $1,000.

Both of these programs are operated by the State of Minnesota, more information is available at the Department of Revenue website or by calling (800) 652-9094.  More information on special programs.