Most localities determine your property tax burden based on an ad valorem assessment of the property's value. If you get an unwanted surprise in the mail stating your taxes are going up, you may have good reason to differ with their assessment. Sometimes, matters like this can be solved with a phone call. However, if after discussing your assessment with your local taxing authority you still feel your property was overvalued, an independent, third-party appraiser is often your best bet in proving your case.
There are as many different procedures for appealing assessments as there are property taxing districts, so it's important to enlist the help of a professional appraisal firm that's experienced and trained in the ins and outs of your particular jurisdiction.

The county has announced a 2027 reassessment, with assessment notices expected to be mailed in June 2026. Homeowners will have 40 days from the mailing date of the notice to file a formal appeal. The appeal deadline will be printed on the notice and all appeals must be postmarked or delivered in person at the Lancaster County Government Center by 5:00 p.m. by the date printed on the notice.

While millage rates that determine the final tax bill may not be finalized until summer 2027, the appeal window is tied to the notice date, not the millage rate publication date.


Why an Independent Appraisal Helps

Reassessments rely on mass appraisal methods that can’t capture every property’s unique features, condition, or market influences. If—after reviewing your notice and speaking with the taxing authority—you still believe your property is overvalued, an independent, third-party market appraisal may help support your appeal. 
When you hire Lancaster Appraisal Group, you are commissioning a USPAP-compliant appraisal report prepared independently from start to finish. (USPAP requires appraisers to develop and report credible, independent opinions—so we do not rely on homeowner research as a substitute for our own analysis.)

What We Provide

• An independent opinion of market value as of the applicable valuation date
• A well-supported report with relevant comparable sales and market analysis
• Clear documentation suitable for submission in an assessment appeal
• Testimony support, if required, for appeal hearings