If you believe your property's assessment is higher than its market value, Maryland allows you to appeal. An independent appraisal from Lamb Realty Services, LLC can give you credible, documented evidence of value for your appeal. We serve property owners in Frederick, Washington, Carroll, Montgomery, and Howard counties.
How Maryland Assessments Work
The Maryland State Department of Assessments and Taxation (SDAT) reassesses each property about once every three years and mails an assessment notice when a new value is set. Owners who disagree with that value can file an appeal, but the deadline is short, generally 45 days from the notice date. Check your notice and the SDAT website for the exact deadline and filing options for your property.
The Appeal Process
Maryland assessment appeals generally proceed in stages:
1. First-level appeal with the local SDAT assessment office, which often includes a hearing with an assessor
2. Property Tax Assessment Appeals Board (PTAAB), if you disagree with the first-level decision
3. Maryland Tax Court, for further review
At each stage, market evidence matters. A professional appraisal with relevant comparable sales is often more persuasive than online estimates or general complaints about taxes.
How Our Appraisal Supports Your Appeal
• We value your property as of the date relevant to the assessment, when you tell us which notice you are appealing
• We document comparable sales and the adjustments we made for differences
• We note condition issues, such as needed repairs, that may not appear in public records
• We deliver a clear written report you can submit with your appeal, usually within 5 business days of the inspection
Our appraisal is impartial and USPAP-compliant. We cannot promise that your assessment will be reduced or what value we will find. If the evidence supports the current assessment, the report will say so, and you can decide whether to move forward.
Frequently Asked Questions
When should I order the appraisal?
As soon as you receive your assessment notice, since appeal deadlines are short.
Will an appraisal guarantee a lower tax bill?
No. The decision belongs to SDAT, the appeals board, or the court. An appraisal gives you credible evidence to present.
Do you appraise for appeals in all five counties?
Yes. We serve Frederick, Washington, Carroll, Montgomery, and Howard counties.
Start Your Assessment Appeal
Call 240-731-7900 or email scott@lambrealtyservicesMD.com for a quick quote. Please mention your appeal deadline when you contact us.
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