Think Your Home's Tax Value Is Too High? How Do You Appeal in Davidson or Williamson County?

First, what is your tax value?

Each county has an assessor of property. That office sets a value on every home in the county. This is called the appraised value. Your tax bill is based on that number.

Two things decide how much tax you pay:

• The value of your home. The assessor sets this.
• The tax rate. Your county and city leaders set this each year.

An appeal is only about the first part. You can ask the county to fix the value of your home. You cannot appeal the tax rate itself.

Why values jump

Counties in Tennessee update all home values every few years. This is called a reappraisal. The Nashville assessor's office did one in 2025. When home prices have gone up a lot since the last one, values can take a big jump all at once. That is often when people feel the sting.

Values can also change in other years. For example, if you add a room, finish a basement, or build a new home, the county will add that to your value.

When you can appeal

This is the part most people miss. In Tennessee, the county board that hears appeals meets each year starting around June 1. The board is called the county board of equalization. Davidson County calls its board the Metropolitan Board of Equalization.

Here is how the timing worked in 2026:

• Williamson County: The county said to call the assessor's office by June 11, 2026, to set up an appeal.
• Davidson County: The assessor's office took calls to set up formal appeals starting May 26, 2026. The last day to schedule was June 26, 2026.

Those 2026 dates have passed. The tax bill shows up in the fall, after the window is closed. So if you think your value is wrong, mark your calendar for next spring. Watch your mail in May for a notice if your value changes. Then check your county's dates right away, since they can change from year to year.

The steps, one at a time

• Step 1: Look up your record. Check the square feet, number of rooms, and other facts the county has on file. A simple mistake, like the wrong size, is the easiest thing to fix.
• Step 2: Talk with the assessor's office. Many offices, including Williamson's, will review your value with you in an informal talk. This can settle things fast. But it does not take the place of a formal appeal. Book your board appointment on time anyway, so you keep your rights.
• Step 3: Go before the county board. You, or someone you put in writing to speak for you, show your proof. The board then mails you its decision.
• Step 4: Go to the state, if you need to. If you do not agree with the county board, you can appeal to the Tennessee State Board of Equalization. The state says you must file by August 1 of that tax year, or within 45 days after the county board sends its notice, whichever is later.

What proof helps

The board wants facts, not feelings. Saying "my taxes went up too much" will not change your value. Things that can help include:

• Recent sales of homes like yours, close by, that sold for less.
• Photos of damage or big repairs your home needs.
• Written repair quotes from a contractor.
• An appraisal, if you already have one.

The Nashville assessor's office says sales you use should be close in age, style, and size to your home. Your agent can be a big help here. Agents can pull a list of nearby sales in a few minutes.

How this ties to your mortgage

Most homeowners pay their property taxes through their mortgage. Each month, part of your payment goes into an escrow account. The loan company uses that money to pay your tax bill and your home insurance. The Consumer Financial Protection Bureau explains how these accounts work.

So when your tax value goes up, your monthly payment can go up too. Once a year, your loan company looks at the account. If taxes went up, there may not be enough money in it. You could get a notice of a shortage, and your payment may rise. If you win an appeal and your taxes go down, your payment may come down after the next review. If you think it should, call your loan company and ask.

Taxes also matter when you buy. A lender counts the full monthly payment, taxes included, to see what you can afford. A home with high taxes can mean a lower price range.

A quick example

Picture a couple in Nolensville. They get a notice in May that their value went up a lot. They look it up and see the county lists a finished basement. But their basement is not finished. They call the assessor's office before the deadline and send photos. The county fixes the record. Their tax bill that fall is lower than it would have been, and so is their escrow. Now picture a neighbor who waits until the bill shows up in the fall. By then, the window for that year is closed.

Tips for agents

• Remind past clients each spring. A short note in May about checking their value is a helpful touch.
• Offer recent sales. A list of nearby sales is often the best proof a homeowner can bring.
• Check taxes before your buyer writes an offer. A new value or a change in tax rate can change the monthly payment.
• Watch for new builds. A new home may be taxed on just the land at first. The bill can climb once the house is added.

Common questions

Buying or refinancing in Middle Tennessee?

We can help you see how taxes and insurance fit into your full monthly payment. Reach out through our contact page and we will connect you with a Heathrow Mortgage loan originator. You can also start an application online.