How Our Property Tax Appeal Process Works
From first contact to tax savings — here's exactly what happens.
Step 1: Request Your Free Assessment
Fill out our simple form with your property address. We pull your current assessed value from the town's grand list and compare it against comparable properties, recent sales, and market data. Within 48 hours, we'll tell you whether you have a strong case — and how much you could save.
Step 2: Sign the Authorization
If we determine your property is overassessed, you sign a single authorization form allowing us to represent you before your town's listers and the Board of Civil Authority. You also sign our contingency agreement — 30% of first-year savings, nothing if we don't win.
Step 3: We File Your Grievance
We file your written grievance with your town's Board of Listers before the grievance deadline (typically mid-May to early June, set by each town). We handle all paperwork and deadlines so you don't have to track them.
Step 4: Evidence Package
We build a comprehensive evidence package using comparable sales analysis, market condition adjustments, and property-specific factors (condition, location, functional issues). For commercial and rental properties, we also apply income-based valuation using cap rates and NOI data.
Step 5: Lister Grievance Hearing
We present your case at the grievance hearing with your town's listers. Many cases are resolved at this stage with an agreed-upon reduction. The listers must issue their decision and notify you in writing.
Step 6: Board of Civil Authority (If Needed)
If the lister hearing doesn't produce an acceptable result, you have 14 days to appeal to the Board of Civil Authority (BCA). The BCA — composed of the Town Clerk, Selectboard, and Justices of the Peace — holds its own hearing and conducts a site visit. We handle the entire process.
Step 7: State-Level Appeal (If Needed)
If the BCA decision is still unsatisfactory, we can appeal to the State Appraiser (Director of Property Valuation and Review) or Vermont Superior Court. Most cases resolve well before this stage.
Step 8: You Save Money
Once your new assessed value is confirmed, your tax bill drops. You pay our 30% contingency fee only on the actual tax savings achieved. Homeowners typically save $500–$5,000+ per year. Commercial property owners often save significantly more.
Understanding Vermont's Appeal Timeline
Key dates and deadlines you need to know.
Grievance Season: Mid-May to Early June
Each Vermont town sets its own grievance deadline, typically between mid-May and early June. The statutory latest date is June 19 for towns under 5,000 population and July 9 for larger towns. Your appraisal notice will state your town's specific deadline. If you weren't reappraised, check with your town clerk or listers directly.
Lister Decision: Within Days of Hearing
After your grievance hearing, the listers issue their decision in writing via certified mail. They must notify you of the result and your right to further appeal.
BCA Appeal: 14 Days After Lister Decision
You have exactly 14 days from the lister decision to file an appeal with the Board of Civil Authority. This is a hard deadline — miss it and you wait until next year.
State-Level Appeal: 30–60 Days
Appeals to the State Director of Property Valuation must be filed in writing within 30 days (current use) or 60 days (assessment appeals) of the notice you're appealing.
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