Find out if your property is worth appealing.
Start with a free answer
You do not need to provide any information before we check the evidence.
Already filed an appeal? Use the 2025 report for your pending case.
- Enter your addressAny San Francisco address
- Should you appeal?Get a strong, unlikely, or unknown answer based on the available comparison evidence.
- Pay only if it helps youHomes with at least $150 in estimated annual savings can unlock the comparison evidence and appeal guide for $10.
Why Us?
How property tax reviews and appeals work in San Francisco
The free informal review and the $120 formal appeal are separate processes. An informal review does not preserve the right to a hearing.
2026 informal review (optional)
Eligible owners can submit an opinion of value and supporting sales at no cost. This is sometimes described as the provisional review.
Informal review instructions ↗Check the new assessed value
The Assessor mails the Notice of Assessed Value. If the value is still too high, file a formal appeal by September 15.
2026 formal appeal
The filing fee is $120 and is nonrefundable. The relevant value date is January 1, 2026; comparable sales cannot be later than March 31, 2026.
Download the official appeal form (PDF) ↗Prepare for a hearing
Formal appeals can move slowly. In a 2025 case, Board staff estimated an 18–24 month wait and said the hearing notice would arrive by mail 45 days ahead.
How long can an appeal take?
2023 appealResolved before the hearing
- Filed and paid online.
- An Assessor appraiser reached out before the hearing. A lower value was accepted by email, the hearing was cancelled, and the correction was approved. The city said to allow 60–90 days for a refund or bill credit.
2024 appealAbout 16 months from filing to refund
- Filed and paid online.
- Received the Assessor’s recommendation by mail.
- Joined a remote hearing that lasted about an hour. The hearing officer’s recommendation arrived by email afterward.
- The refund checks arrived and were deposited.
2025 appealStill waiting for a hearing date
- Filed and paid online.
- Still waiting. The Board estimated an 18–24 month wait from filing. The hearing notice should arrive by mail 45 days before the hearing.
What happens at a formal hearing
The Assessment Appeals Board is quasi-judicial. A hearing officer or three-member panel hears evidence from the homeowner and the Assessor, asks questions, and sets the value. Testimony is under oath. The video hearing described above lasted about an hour.
Read the city’s hearing guide ↗Do the math before hiring an appeal service
Some companies charge a percentage of the first-year savings. Handling the appeal yourself costs $120 and takes about two hours.
What the Assessor brings
The Assessor’s hearing packet compares the subject with individual sales, then shows every adjustment for size, condition, view, lot, bathrooms, and parking. This recreated example removes the homeowner, address, parcel, and case details.
View anonymized comparison (PDF) ↗What makes a useful comparison
Our independent model follows the comparison categories published by San Francisco and the California State Board of Equalization. The City does not publish a fixed weighting formula, so we document our 2026 choices: distance is the largest single-family match component, zoning is a visible soft signal, and materially different homes are flagged for review.