If you’ve seen the claim that property taxes rose 11% nationwide, the real picture is more nuanced — but no less alarming for millions of homeowners. National data from ATTOM and CoreLogic shows the actual average increase falls between 2.7% and 5.8% year-over-year, depending on methodology. However, several individual states saw double-digit jumps, with Colorado up 10.6%, Georgia up 10.3%, and Maryland’s latest reassessment cycle pushing assessed values up 12.7% overall. If you live in one of those states, the 11% figure might actually understate what hit your tax bill. The good news: nearly every jurisdiction in the country allows you to challenge your assessment, and checking your eligibility is straightforward if you know where to look.
To determine whether you qualify for a reassessment or appeal, start by reviewing the notice your county assessor’s office mailed (or posted online) showing your property’s assessed value. If that number doesn’t reflect what your home would actually sell for — because of condition issues, a declining local market, or errors in the property record — you likely have grounds to file. For example, in Nassau County, New York, the appeal window runs from January 2 through March 2, 2026. In Montana, you have just 30 days from the date on your classification and appraisal notice to submit Form AB-26. Deadlines vary wildly, and missing yours means waiting until the next cycle. This article breaks down what the national numbers actually show, which states got hit hardest, how the reassessment and appeal process works, what exemptions you might be overlooking, and where the “11% nationwide” claim likely originated.
Did Property Taxes Really Rise 11% Nationwide, and Are You Eligible for a Reassessment?
The short answer is that no major data source supports an 11% nationwide property tax increase in a single year. ATTOM’s 2024 Annual Tax Report found the average property tax on a single-family home rose to $4,300, a 5.8% increase over the prior year. CoreLogic’s parallel analysis pegged the average increase at 5.5% from 2023 to 2024. The Institute on Taxation and Economic Policy reported a cumulative 30% surge between 2019 and 2024, which averages out to roughly 5-6% per year. None of these hit 11% at the national level.
So where does the 11% figure come from? Most likely, it reflects state-level reassessment data being presented as a national trend. Maryland’s 2026 reassessment cycle found assessed values rose 12.7% overall for Group 2 properties, with commercial properties specifically up 11%. Colorado and Georgia both posted annual tax payment increases above 10% in the 2023-to-2024 period. If you live in one of these states, an 11% increase is not an exaggeration — it may even be conservative. But homeowners in states with more modest increases should understand the distinction between what happened locally and what headlines claim happened everywhere. Whether you’re eligible for a reassessment appeal depends entirely on your jurisdiction. If your county recently completed a reassessment cycle and you believe your property’s assessed value exceeds its fair market value, you almost certainly have the right to challenge it. The key is acting within your local deadline, which can be as short as 30 days from when you receive your notice.
What the National Property Tax Data Actually Shows — and Where It Misleads
The national averages mask enormous variation. According to ATTOM, the effective nationwide property tax rate actually dropped to 0.888% in 2024 — the lowest in over a decade. That sounds like good news until you understand why: home values rose faster than tax bills. So while the rate went down as a percentage of home value, the dollar amount homeowners owe went up. The average American homeowner now pays approximately $3,500 per year in property taxes as of 2025, a 4.2% year-over-year increase, and 27.4% more than they
How the Reassessment Process Works State by State
Property tax reassessment is not a federal process. Each state — and often each county within a state — runs its own cycle on its own timeline. In Cook County, Illinois, the assessor’s office operates on a triennial cycle, meaning properties in different parts of the county are reassessed every three years. The north suburbs were reassessed in 2025, and property owners received a Reassessment Notice by mail with their new assessed value. In Maryland, Group 2 properties were reassessed for 2026, with residential values jumping 13.2% and commercial values up 11%. Montgomery County specifically saw a 12.2% overall increase, with residential properties up 12.6%. New Jersey takes a different approach.
Appeals must be filed with the County Tax Board, and the deadline for the 2026 cycle was January 15, 2026. If you’re reading this after that date, you’ve already missed the window for this year. In Montana, the process is more forgiving in terms of timing but requires a specific form — AB-26 — submitted within 30 days of receiving your classification and appraisal notice to the Department of Revenue. The practical takeaway: do not assume your state’s process looks like your neighbor state’s process. Your county assessor’s website is the single most reliable source for deadlines, forms, and procedures. If you cannot find the information online, call the office directly. Many assessors’ offices also hold public information sessions before appeal deadlines, which can be worth attending even if you’re not sure you have a case.
How to File a Property Tax Appeal and What Evidence You Need
Filing an appeal generally requires you to demonstrate that your property’s assessed value exceeds its fair market value. The strongest evidence is comparable sales data — recent sales of similar homes in your neighborhood that sold for less than your assessed value. If three houses on your block with the same square footage and lot size sold for $280,000 but your home is assessed at $320,000, that’s a compelling case. The tradeoff with hiring a professional versus doing it yourself is worth considering. Property tax attorneys and assessment consultants typically charge either a flat fee or a percentage of the tax savings they achieve (often 25-50% of the first year’s reduction). For a homeowner whose potential savings are a few hundred dollars, that fee may eat most of the benefit.
But if your assessment is significantly inflated — say, $50,000 or more above market value — a professional who knows local appeal boards and their tendencies can be well worth the cost. Many offer free initial consultations and only charge if they win. One common mistake: filing an appeal based solely on the argument that your taxes went up. Assessors and appeal boards don’t care that your bill increased. They care whether the assessed value is accurate. If your home genuinely appreciated by 12% and the assessor increased your value by 12%, the assessment is correct even though your taxes went up. Your appeal needs to be grounded in evidence that the assessed value is wrong, not that the tax bill is inconvenient.
Exemptions You Might Be Missing That Could Lower Your Bill Without an Appeal
Before you go through the appeal process, check whether you qualify for any exemptions you haven’t claimed. Homestead exemptions — available in most states for primary residences — can shave thousands off your assessed value. Many homeowners, particularly those who purchased recently, never filed for theirs. In some states the exemption is automatic; in others you must apply, and it’s not retroactive. Veterans, seniors aged 65 and older, and individuals with disabilities often qualify for additional exemptions or freezes that cap how much the assessed value can increase each year. These programs vary dramatically by state.
Some states offer generous senior freezes that lock in your assessment at the value from the year you turned 65. Others offer a modest dollar reduction that barely dents the bill. The limitation here is that most exemptions have income thresholds or other qualifying criteria, and some require annual renewal. If you qualified last year, don’t assume you’re still enrolled — verify with your assessor’s office. A warning for homeowners who rent out part of their property or operate a home business: claiming a homestead exemption on a property that isn’t entirely your primary residence can trigger penalties. If you converted your garage into a rental unit, the portion of the property used commercially may not qualify for the homestead exemption, and claiming it anyway can result in back taxes and fines.
What Happens If Your Assessment Goes Up But Your Home’s Value Hasn’t
This is the scenario that frustrates homeowners the most, and it’s more common than you’d think. Reassessments are conducted using mass appraisal techniques — computer models that estimate values based on aggregate market data, not individual property inspections. If homes in your ZIP code are selling for high prices but yours has a crumbling foundation or sits next to a highway on-ramp, the model may not account for that.
In this situation, your appeal has strong legs. Document the specific conditions that make your property worth less than the assessed value — deferred maintenance, environmental issues, easements, or anything else a buyer would consider a negative. Photographs, contractor estimates for necessary repairs, and an independent appraisal can all support your case. Some jurisdictions even allow you to present evidence informally to the assessor before filing a formal appeal, which can resolve the issue faster and with less paperwork.
Where Property Taxes Are Headed in 2026 and Beyond
The trajectory is not encouraging for homeowners hoping for relief. With over 65% of counties having raised their millage rates between 2023 and 2025, and cumulative growth of 30% since 2019, the trend is clearly upward. Local governments are facing higher costs for schools, infrastructure, and public safety, and property taxes remain their primary revenue tool. States that deferred reassessments during the pandemic era are now catching up, which means some homeowners will see multi-year increases compressed into a single cycle.
The federal landscape offers little help. The $10,000 cap on state and local tax (SALT) deductions, originally enacted in the 2017 Tax Cuts and Jobs Act, continues to limit how much property tax relief federal filers can claim. Proposals to raise or eliminate the SALT cap have stalled repeatedly in Congress. For now, the most effective tools homeowners have are local: filing appeals, claiming every exemption they qualify for, and staying informed about their county’s reassessment schedule. If your jurisdiction is reassessing this year, don’t wait for the bill — review your assessment notice the moment it arrives and start gathering comparable sales data immediately.
Conclusion
The claim that property taxes rose 11% nationwide overstates what the data shows at the national level, but it’s not far off for homeowners in states like Colorado, Georgia, Maryland, and parts of Florida. The actual national average increase falls between 2.7% and 5.8% depending on the source, with cumulative growth of 27-30% since 2019. Regardless of where you fall on that spectrum, the dollar amounts are going up — the average property tax bill on a single-family home hit $4,300 in 2024, and the trend shows no sign of reversing. If you believe your assessed value is too high, act now.
Check your county assessor’s website for your reassessment notice, compare it against recent sales of similar homes in your area, and file an appeal before your local deadline. Look into homestead, senior, veteran, and disability exemptions you may not have claimed. The process is free in most jurisdictions and costs you nothing but time. Given the thousands of dollars at stake each year, it’s one of the highest-return financial tasks a homeowner can undertake.
Frequently Asked Questions
How do I find out when my property was last reassessed?
Contact your county assessor’s office or check their website. Most jurisdictions list current and historical assessed values online. The reassessment cycle varies — some counties reassess annually, others every two to four years, and some only upon property transfer.
Can I appeal my property tax assessment every year?
In most jurisdictions, yes — you can file an appeal each time a new assessment is issued. However, some states only allow appeals within a specific window after a reassessment notice is mailed. If you missed the deadline, you typically must wait until the next assessment cycle.
What are the strongest grounds for a property tax appeal?
Comparable sales are the most persuasive evidence. If similar homes in your area recently sold for less than your assessed value, that’s a strong case. Errors in your property record — wrong square footage, incorrect lot size, or a bedroom count that doesn’t match reality — are also common and effective grounds.
Does filing an appeal risk increasing my assessment?
In some jurisdictions, yes. An appeal can technically result in a higher assessment if the review reveals your property was undervalued. This is uncommon, but it’s worth asking your local assessor’s office about the possibility before filing. In practice, most appeals either result in a reduction or no change.
Do I need a lawyer to appeal my property taxes?
No. Most jurisdictions design the appeal process so homeowners can handle it themselves. However, for high-value properties or complex cases, a property tax attorney or consultant may improve your odds. Many work on contingency, charging a percentage of the savings they achieve.
What is a homestead exemption and how do I apply?
A homestead exemption reduces the taxable value of your primary residence. Eligibility and amounts vary by state. In many states you must file an application with your county assessor — it is not automatic. Check whether you’ve already claimed yours, as many homeowners overlook this step and overpay for years.
