A Strategic Framework for Commercial Property Tax Appeals
How experienced property tax attorneys evaluate assessments before pursuing valuation reductions
INTRODUCTION
Why This Guide Exists
Commercial property tax appeals directly affect cash flow, valuation, and long term investment performance.
Yet many commercial property owners approach tax appeals reactively, without a clear framework for evaluating whether an appeal is warranted, how far it should be pursued, or what outcomes are realistic.
This guide outlines how experienced property tax attorneys evaluate commercial assessments before recommending action.
WHO THIS IS FOR
Intended Audience
This framework is designed for:
• Commercial property owners
• CFOs and controllers
• Asset and portfolio managers
• Real estate investment entities
• Property management firms
It applies to:
• Office
• Industrial
• Retail
• Healthcare
• Multi-family
• Special-use properties
THE CORE PRINCIPLE
The Objective Is Not Just a Reduction
Commercial property tax appeals require a defensible valuation strategy, not just short term reductions.
The goal is to achieve a defensible valuation that:
• Reflects actual market conditions
• Withstands scrutiny
• Can be sustained year over year
Short-term reductions without strategy often create long-term exposure.
STEP 1
Understand the Property
Any credible strategy begins with a deep understanding of the property itself.
Key factors include:
• Age, condition, and functional utility
• Occupancy and vacancy trends
• Lease structure and rent stability
• Capital expenditures and deferred maintenance
• Recent acquisitions or financing events
This information shapes both valuation theory and appeal posture.
STEP 2
Understand the Assessment
Before challenging an assessment, it must be understood.
That includes:
• How the assessor valued the property
• Which valuation method was used
• What assumptions were made
• Whether errors or outdated data exist
A reduction strategy depends on identifying weaknesses in the assessment record.
STEP 3
Understand the Local Environment
Property tax systems are local by design.
Effective appeals account for:
• County-specific practices
• Board tendencies
• Political and fiscal pressures
• Historical settlement patterns
• Litigation risk tolerance
What works in one jurisdiction may fail in another.
STEP 4
Coordinate With Appraisal Strategy
Not every case requires an appraisal.
Some cases require one immediately.
When used, appraisals must:
• Align with the legal strategy
• Address known assessment weaknesses
• Be defensible under cross-examination
Attorney and appraiser alignment is critical.
STEP 5
Develop a Commercial Property Tax Appeals Strategy
A sound plan answers:
• What is the strongest valuation theory
• Where should the case be resolved
• When escalation makes sense
• When settlement is the better outcome
Strategy is not static. It evolves as evidence and responses develop.
STEP 6
Appeal With Discipline
Effective appeals are persistent but measured.
That includes:
• Appealing at each appropriate administrative level
• Reassessing position after each ruling
• Escalating only when justified
• Preparing for trial when necessary
Credibility and leverage matter.
COMMON MISTAKES TO AVOID
Frequent Pitfalls
• Filing appeals without strategy
• Using generic valuation arguments
• Over-relying on low-quality appraisals
• Settling early without leverage
• Treating appeals as one-time events
These mistakes often cost more than they save.
WHAT A SERIOUS REVIEW LOOKS LIKE
A professional review should include:
• Property-specific analysis
• Jurisdictional insight
• Clear risk assessment
• Realistic outcome ranges
• Transparent recommendations
Anything less is guesswork.
ABOUT SDG LEGAL
Firm Overview
Sleggs, Danzinger & Gill is a property tax law firm representing commercial and institutional property owners nationwide, with deep experience across Ohio.
NEXT STEPS
A Disciplined Starting Point
If a property may be overassessed, a disciplined review can determine whether an appeal is warranted, how it should be pursued, and what outcomes are realistically achievable.
A strategic appeal begins with understanding the property, the assessment, and the local environment before any filing decision is made.
For further discussion, contact SDG Legal.
Phone: (216) 771-8990
Website: https://sdglegal.net
Email: info@sdglegal.net