Montgomery County property valuations for tax assessments

[Anonymous]

We just received our latest county property value assessment for taxation purposes. We have lived here for many years at around the same valuation. It suddenly jumped 50% so our already hefty property taxes will sky rocket.

Has anyone else experienced something similar and successfully challenged the valuation?

TIA

[Anonymous]

There have been past threads on this issue if you search. But the bottom line is that an appeal can be successful if there are comps to back up your position. However, in the past three years, prices in MoCo have gone up dramatically, so if you haven't been paying attention to sales in your neighborhood, definitely spend some time on zillow or redfin doing your research. The 50% increase might not be as inaccurate as you believe.

[Anonymous]

Anonymous wrote:There have been past threads on this issue if you search. But the bottom line is that an appeal can be successful if there are comps to back up your position. However, in the past three years, prices in MoCo have gone up dramatically, so if you haven't been paying attention to sales in your neighborhood, definitely spend some time on zillow or redfin doing your research. The 50% increase might not be as inaccurate as you believe.

Thank you - that is helpful.

[Anonymous]

I had this experience three years ago when I bought my home. The county was comparing my home to homes that were substantially larger and in one case, a home that was in another neighborhood. Do your homework and check that the comps are truly comparable. I was able to fight the initial massive 50% increase but still ended up paying about 15% more.

[Anonymous]

Anonymous wrote:There have been past threads on this issue if you search. But the bottom line is that an appeal can be successful if there are comps to back up your position. However, in the past three years, prices in MoCo have gone up dramatically, so if you haven't been paying attention to sales in your neighborhood, definitely spend some time on zillow or redfin doing your research. The 50% increase might not be as inaccurate as you believe.

OP, can you tell me what your neighborhood is in MoCo?

I’m also in MoCo and just got a notice that my property assessment went down by $40K. I’ll take not paying more taxes as a win but it’s disconcerting overall. My neighborhood is in Silver Spring and I’m worried this is the start of housing values plummeting.

[Anonymous]

Anonymous wrote:We just received our latest county property value assessment for taxation purposes. We have lived here for many years at around the same valuation. It suddenly jumped 50% so our already hefty property taxes will sky rocket.

Has anyone else experienced something similar and successfully challenged the valuation?

TIA

Yes, last year everyone on my street who was up for an assessment got a ridiculous assessment. Ours went up 47%. County-wide the assessments went up 20%. They were saying my 40 year old home was valued the same as what the brand new 2024 development of larger luxury homes behind my house were selling for. Absolutely nuts. The comps they gave us were completely inappropriate -- they were saying our home was worth slightly more than a larger newer home 15 minutes closer to DC in Wooton in Potomac (we were in Northwest and Germantown). And for no discernible reason whatsoever, worth 300k more than similarly sized and age homes near us that they used as comps.

We appealed through the website. They rejected us with no explanation. We found out from some neighbors who went through the process that the best course of action was to go in person to the hearing. I think they must give the folks who do this instructions to over-inflate and deny written or website appeals. They can't raise tax rates and need the money, so they give out ridiculous assessments and force you to go through the trouble and hope you don't know what you are doing. It's a pain, but we got results. By the end of the hearing, the state lawyer was pretty much forced to agree with us and then tried to argue that the comps the state provided were not appropriate because I could actually show that they supported a lower assessment (LOL). Whoever was responsible for assessing our neighborhood last year screwed up big time. While we didn't get the number we argued for, it was FAR less than what the state wanted, and we saved $1k on our yearly property taxes.

I highly doubt yours actually went up 40%. From 2022 to 2025, the market went up 17 to 20% across the county and assessments with it. The market has actually cooled this past year. If you can show the comps from recent sales that support a lower number (closer to a 20% increase), absolutely fight it and take your appeal to the hearing.

[Anonymous]

Just got my assessment today and now the assessment is higher than the market value of our house. Is that normal? I thought the assessments were always slightly below value?

[Anonymous]

I appealed about 6 years ago when all appeals were in person and listened to about 5 people ahead of me. The appeals board members really wanted the comps that you used to be in the right time frame, which I think was 6 months before the appraisal date. Be prepared to explain why what the county used for comps aren't comparable (i.e., gut renos and you have a copy of the Redfin listing with a couple of photos vs. your 60s baths and kitchen) and why the sales you picked are. Then calculate out the average price per square foot of your comps and use it to estimate your home's value.

[Anonymous]

Anonymous wrote:Just got my assessment today and now the assessment is higher than the market value of our house. Is that normal? I thought the assessments were always slightly below value?

Yes, this happened to me a few years back (I posted above). Take the time to appeal - review the comps and the latest market value assessment you’ve had done on your home.

[Anonymous]

Anonymous wrote:I appealed about 6 years ago when all appeals were in person and listened to about 5 people ahead of me. The appeals board members really wanted the comps that you used to be in the right time frame, which I think was 6 months before the appraisal date. Be prepared to explain why what the county used for comps aren't comparable (i.e., gut renos and you have a copy of the Redfin listing with a couple of photos vs. your 60s baths and kitchen) and why the sales you picked are. Then calculate out the average price per square foot of your comps and use it to estimate your home's value.

+1

Do not bother comparing your assessment to other properties' tax assessments. Our problem is that other comparable properties' assessments are much lower than ours. But our assessment is in line with recent sales so it doesn't matter. It means we bear a relatively higher tax burden than others with properties of the same value but which are under assessed. There is nothing we can do about that.

[Anonymous]

Anonymous wrote:

Anonymous wrote:There have been past threads on this issue if you search. But the bottom line is that an appeal can be successful if there are comps to back up your position. However, in the past three years, prices in MoCo have gone up dramatically, so if you haven't been paying attention to sales in your neighborhood, definitely spend some time on zillow or redfin doing your research. The 50% increase might not be as inaccurate as you believe.

OP, can you tell me what your neighborhood is in MoCo?

I’m also in MoCo and just got a notice that my property assessment went down by $40K. I’ll take not paying more taxes as a win but it’s disconcerting overall. My neighborhood is in Silver Spring and I’m worried this is the start of housing values plummeting.

We are near the river close to Bethesda.

Silver Spring has so many great areas, homes, schools and shops - and close to DC - hopefully your property values are not plummeting.

[Anonymous]

Anonymous wrote:

Anonymous wrote:I appealed about 6 years ago when all appeals were in person and listened to about 5 people ahead of me. The appeals board members really wanted the comps that you used to be in the right time frame, which I think was 6 months before the appraisal date. Be prepared to explain why what the county used for comps aren't comparable (i.e., gut renos and you have a copy of the Redfin listing with a couple of photos vs. your 60s baths and kitchen) and why the sales you picked are. Then calculate out the average price per square foot of your comps and use it to estimate your home's value.

+1

Do not bother comparing your assessment to other properties' tax assessments. Our problem is that other comparable properties' assessments are much lower than ours. But our assessment is in line with recent sales so it doesn't matter. It means we bear a relatively higher tax burden than others with properties of the same value but which are under assessed. There is nothing we can do about that.

Yes that may be true. We have been in our older home for many years. There are very expensive new homes that have gone up near us. We don’t have a garage or much space but perhaps the property value has increased that much relative to the very expensive houses in the area.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Just got my assessment today and now the assessment is higher than the market value of our house. Is that normal? I thought the assessments were always slightly below value?

Yes, this happened to me a few years back (I posted above). Take the time to appeal - review the comps and the latest market value assessment you’ve had done on your home.

Thank you for your advice. I plan to try. Nothing ventured nothing gained. 😃

[Anonymous]

Anonymous wrote:I appealed about 6 years ago when all appeals were in person and listened to about 5 people ahead of me. The appeals board members really wanted the comps that you used to be in the right time frame, which I think was 6 months before the appraisal date. Be prepared to explain why what the county used for comps aren't comparable (i.e., gut renos and you have a copy of the Redfin listing with a couple of photos vs. your 60s baths and kitchen) and why the sales you picked are. Then calculate out the average price per square foot of your comps and use it to estimate your home's value.

Thank you! I will give it a shot but am prepared that it may not work.

[Anonymous]

Anonymous wrote:

Anonymous wrote:I appealed about 6 years ago when all appeals were in person and listened to about 5 people ahead of me. The appeals board members really wanted the comps that you used to be in the right time frame, which I think was 6 months before the appraisal date. Be prepared to explain why what the county used for comps aren't comparable (i.e., gut renos and you have a copy of the Redfin listing with a couple of photos vs. your 60s baths and kitchen) and why the sales you picked are. Then calculate out the average price per square foot of your comps and use it to estimate your home's value.

+1

Do not bother comparing your assessment to other properties' tax assessments. Our problem is that other comparable properties' assessments are much lower than ours. But our assessment is in line with recent sales so it doesn't matter. It means we bear a relatively higher tax burden than others with properties of the same value but which are under assessed. There is nothing we can do about that.

Not only don't bother, but they won't let you and will completely ignore it. I walked into my hearing and the first thing they told me before I said anything was I can't bring up other property's assessments. LOL, I had a whole case built around that and had to adjust on the fly. They went into detail about how there was case law about this.