PROPERTY TAX APPEALS GUIDE

How to Appeal Your Commercial Property Taxes

A practical guide for commercial property owners in Michigan, Indiana, and Ohio. Understand the process, know your deadlines, and protect your cash flow.

SHOULD YOU APPEAL?

Signs Your Commercial Property Is Over-Assessed

If any of these apply to your property, you may be paying more than you should. Not sure how your assessment was calculated? Read our guide on how commercial properties are assessed.

Assessment higher than market value

Taxes jumped after purchase

Vacancy not reflected in assessment

NOI declining while taxes rise

Comparable properties assessed lower

THE PROCESS

The Commercial Property Tax Appeals Process

Review Your Assessment Notice

Carefully review your assessment notice when it arrives. Compare the assessed value to your property's actual market value, income, and condition.

Gather Evidence

Collect comparable sales data, income and expense records, property condition documentation, and vacancy information to support your case. See our guide to property tax appeal evidence for details.

File Your Appeal Before the Deadline

Submit your appeal before the filing deadline. Missing it means you're locked in for the year. Michigan: May 31. Ohio: March 31. Indiana: 45 days from notice.

Present Your Case or Negotiate

Present your evidence at a hearing or negotiate directly with the assessing authority. Most commercial cases settle through negotiation.

Receive Decision and Adjusted Assessment

If successful, your assessment and tax bill are adjusted — resulting in real, ongoing savings.

STATE BY STATE

How the Process Differs by State

Michigan

File with the Michigan Tax Tribunal by May 31. Board of Review hearings in March. Appeals cover both assessed and taxable value.

Ohio

File a complaint with the Board of Revision by March 31. Can escalate to the Board of Tax Appeals (BTA) if needed.

Indiana

File with local assessor or PTABOA within 45 days of your assessment notice. Escalate to the Indiana Board of Tax Review (IBTR) if needed.

THE COST OF INACTION

What Happens When You Appeal vs. When You Don't

What Happens When You Take Action

Assessment corrected to reflect actual market value

Tax savings that compound year over year

Stronger position for future assessment cycles

Protected cash flow and property value

What Happens If You Do Nothing

Overpay taxes based on inflated assessment

Losses compound every year you don't appeal

Future assessments build on the inflated baseline

Cash flow erodes, reducing property value

DIY VS. PROFESSIONAL

Why Most Owners Work with a Property Tax Appeals Firm

Filing a property tax appeal on your own is possible — but commercial cases are complex. Most owners find that working with an experienced firm delivers better results with less risk. Learn more in our guide on when to hire a property tax consultant, or see what appeals actually cost.

Complex evidence requirements that assessors scrutinize

Negotiation experience with municipal assessors

Filing mistakes can risk dismissal of your case

Contingency fees mean no risk — you pay nothing unless you save

Tax consultant reviewing commercial property tax appeal documents step by step

RELATED RESOURCES

Continue Learning About Property Tax Appeals

2026 Property Tax Appeal Deadlines — Filing dates for MI, IN, and OH

What Evidence You Need to Appeal Property Taxes — Build a stronger case

How Much Does a Property Tax Appeal Cost? — Fee structures explained

Michigan Property Tax Appeals — Tax Tribunal representation

Ohio Property Tax Appeals — Board of Revision representation

Retail Property Tax Appeals — Shopping centers and strip malls

READY TO APPEAL?

Get a Free Assessment Review

Now that you understand the process — let us handle it. We manage everything from filing to negotiation. No fee unless we save you money.

Government building representing the commercial property tax appeal process