What You Need to Know About Property Tax Assessments

It's almost that time of year when Minnesota homeowners receive their property tax valuation notices. If your property’s assessed value does not seem right, remember that you have options.

Property tax assessments are based on your home’s estimated market value as of a specific valuation date. In Minnesota, that valuation date is January 2nd each year. Sometimes these valuations do not accurately reflect your property’s actual condition, recent sales in your neighborhood, or unique factors about your home. Mistakes in the county’s property details can lead to an assessed value that is higher than it should be.

If you believe your assessment is too high, you have the right to appeal. Minnesota has a formal process and firm deadlines, and your valuation notice will list the exact meeting date and instructions for your area. The good news is you do not have to navigate this alone.

Here is what we recommend when your notice arrives:

1. Review your assessment notice carefully.

2. Confirm the county’s details about your home are accurate. Square footage, finished spaces, bedrooms, bathrooms, garages, decks, additions, and major improvements should all be correct.

3. Compare the assessed value to recent sales of similar homes in your area, especially those that sold close to the valuation date. That sales data matters most in an appeal.

4. If you are considering an appeal, start by contacting your assessor. Many issues get resolved at that step.

5. If you decide to appeal beyond that, consider consulting with a property tax professional or attorney who specializes in assessments.
   
   

We are not tax advisors or attorneys, so we cannot tell you whether to appeal or advise you on the legal process itself. What we can do is help you understand your home’s market value and provide strong local sales data so you can make a confident decision.

If you want us to review your notice with you, simply call, text, or send it to our office. We will pull the right data, walk through it with you, and help you see whether the county number lines up with the real market.

Property Tax Assessment Tips, Tricks, and Quick FAQs for Minnesota Homeowners

1. When does the valuation notice usually arrive?
   Most counties mail valuation notices in March and they must be mailed on or before April 1st.
   
   

2. What date is the assessment based on?
   January 2nd each year is the valuation date used for the market value shown on your notice.
   
   

3. What is the first thing to check?
   Check the county record for accuracy. Even small errors in square footage or finished areas can change value.
   
   

4. What sales should I compare against?
   Look at homes like yours in size, age, style, location, and condition that sold near the valuation date. That sales data carries the most weight.
   
   

5. What if my home needs work?
   Condition matters. If your home has deferred maintenance or functional issues that would lower what a buyer would pay, document it with photos and repair estimates.
   
   

6. Do I have to go to the meeting listed on the notice?
   If you want a formal appeal at the local level, yes. That meeting is the first official step for most homeowners, and the notice tells you how to participate.
   
   

7. Should I talk to the assessor first?
   Yes. It is strongly recommended to contact the assessor to review the value before going to a formal hearing.
   
   

8. What is the appeal path if I keep disagreeing?
   Local Board of Appeal and Equalization or Open Book first, then the County Board of Appeal and Equalization, then Minnesota Tax Court if needed.
   
   

9. What is the Tax Court deadline?
   To appeal to Minnesota Tax Court, petitions must be filed by April 30 of the year the tax is payable.
   
   

10. Do I still pay my taxes if I appeal?
    Yes. Property taxes must be paid on time even while an appeal is pending.
    
    

If you would like us to review your notice or pull sales data for your home, contact us anytime.