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Property Tax Appeal Appraisals

Time-Traveling Valuation

Are You Paying More Than Your Fair Share in Property Taxes?

Property taxes represent one of the most substantial ongoing expenses of homeownership in Pennsylvania and New Jersey. Unfortunately, municipal assessments are frequently out of date, inaccurate, or based on flawed mass-appraisal algorithms that fail to reflect true market conditions.

If your home’s assessed value is higher than its actual fair market value, you are overpaying county, school, and township taxes year after year. A successful tax appeal locks in assessment reductions that yield compound tax savings for years to come.

At The Silverman Group, our certified appraisers provide the authoritative documentation required by County Boards of Assessment Appeals. We supply the verified market sales, laser-measured square footage, and condition adjustments necessary to win your appeal.

Red Flags & Triggers

When Should You File a Property Tax Appeal?

  If your property meets any of the following criteria, you have a strong likelihood of securing an assessment reduction.

Recent Purchase Below Assessment

If you purchased your home within the past 1-3 years for less than the county’s implied market value, your arm’s-length purchase price serves as compelling proof of over-assessment.

  • Arm’s-length purchase verification
  • Swift resolution before assessment boards

Condition or Defect Issues

County assessors never walk inside your home. They do not know if your roof needs replacement, your basement floods, or structural foundation defects exist that diminish value

  • Itemized deferred maintenance deductions
  • Photographic evidence documented in report

Assessor Record Discrepancies

Tax cards frequently show incorrect gross living area, overestimate room counts, or mistake an unfinished basement for finished living space, falsely inflating your tax bill.

  • Laser-accurate exterior building sketches
  • Correction of erroneous public records

Proven Procedure

Our 4-Step Tax Appeal Process

From preliminary viability screening to final board presentation, we provide full support.

Step 1

Preliminary Assessment Review

We review your tax notice, verify the Common Level Ratio, and examine recent sales to confirm an appeal is financially worthwhile.

Step 2

Detailed Physical Measurement

We perform an on-site inspection, taking exact exterior laser measurements and photographing interior finishes and deferred maintenance.

Step 3

Targeted Comparable Analysis

We select the most similar recent closed sales within your immediate school district and neighborhood, applying appropriate adjustments.

Step 4

Hearing-Ready Report

We deliver a certified appraisal report specifically formatted for County Board submission. We are also available for hearing testimony.

Understanding Assessment Mechanics

Understanding the Common Level Ratio (CLR) in PA

In Pennsylvania, calculating whether you are over-assessed is not as simple as comparing your assessment to an estimated value. You must apply the county’s published Common Level Ratio (CLR). For example, if a county has a CLR of 60%, a home assessed at \$300,000 has an implied market value of \$500,000 (\$300,000 ÷ 0.60). If our appraisal proves the true market value is \$420,000, your assessment should be \$252,000, yielding substantial annual tax savings.

Key Deadlines
Pennsylvania tax appeals are typically due by August 1st or September 1st. New Jersey appeals are due April 1st. Do not wait until the final week to order your appraisal!

F. A. Q's

Frequently Asked Questions

Answers to critical questions about appealing your property taxes.
County tax assessors use broad computer algorithms (mass appraisal models) to assess thousands of properties at once. These models frequently overestimate square footage, ignore deferred maintenance, or apply incorrect neighborhood multipliers. A certified independent appraisal from The Silverman Group provides exact physical measurements, photographic evidence of condition, and verifiable comparable sales that prove your fair market value is below the county’s implied assessment.
In Pennsylvania, counties do not assess properties at 100% of current market value every year. Instead, the State Tax Equalization Board publishes an annual Common Level Ratio (CLR) for each county. To determine your implied market value, the county assessment is divided by this ratio. If our certified appraisal proves your true market value is lower than this implied figure, you have strong legal grounds for an assessment reduction.
In Pennsylvania (including Bucks, Montgomery, and Philadelphia counties), annual tax appeal filing deadlines are typically August 1st or September 1st for the following tax year. In New Jersey, the general filing deadline is April 1st (or January 15th for revalued districts). Because inspections and report preparation take time, we advise contacting us at least 3-4 weeks prior to the filing cut-off.
Before proceeding with an appraisal, The Silverman Group performs a preliminary review of your current assessment and recent micro-neighborhood sales. If the data suggests your property is fairly assessed or under-assessed, we will advise you against appealing so you avoid any risk or wasted expense.

Get Solutions

Stop Overpaying Your Municipal Property Taxes

Contact The Silverman Group today to schedule your certified tax appeal appraisal.
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