When Your Home’s Value Drops but Your Tax Bill Doesn’t (How to Appeal Your San Francisco Property Taxes)

DEADLINE TO APPEAL YOUR SAN FRANCISCO PROPERTY TAX BILL IS SEPTEMBER 15TH, 2025! HURRY!

The other day, a client reached out asking us to pull comps so she could appeal her property tax bill. She bought at the height of the pandemic when San Francisco prices — especially for condos — were peaking. Now that values have softened, her tax bill hasn’t budged.

She told me what she learned after calling the city: more than 10,000 people filed appeals last year, and the process is so backed up it can take 12 to 18 months just to get a hearing date. In the meantime, she still has to pay this year’s bill — and if she wins, she’ll get a refund down the road. Welcome to the glamorous world of San Francisco property taxes. 🤦🏻‍♀️

So what if you’re in the same boat? Here are your options - and they’re all VERY date sensitive.

Option 1: Informal Review (Jan 2 – Mar 31)

Between January 2 and March 31, you can file a free Informal Review with the Assessor-Recorder’s Office. It’s a one-page form you can submit online, by mail, or in person. If approved, your assessed value is reduced for the coming year, and you’ll see it reflected in your Notice of Assessed Value in July. If denied, you can still take the next step.

Option 2: Formal Appeal (Jul 2 – Sep 15)

The formal process goes through the Assessment Appeals Board (AAB). The filing window is July 2 through September 15, and there’s a $120 fee. You’ll need supporting evidence — recent sales comps near the January 1 lien date or a professional appraisal.

Because of the flood of appeals, hearings are often delayed for a year or more. And even if you win, the reduction only applies for that tax year — you’ll need to repeat the process if the market doesn’t recover.

We Can Help (at least a little)

Appealing your property tax bill in San Francisco isn’t for the impatient. You pay first, then wait — sometimes a year or more — to see IF you’ll get that refund. It’s bureaucracy at its finest. But here’s the thing: even a temporary reduction can mean thousands of dollars back in your pocket, and that’s worth the paperwork shuffle.

If you’re thinking about filing and want a hand with the data that makes your case stronger, reach out. We can help pull the right comps and give you a fighting chance with the Assessor. Of course, our past/current clients get first dibs on our time, but we’d love to help as many people as possible, and we promise to do what we can. It won’t make the process faster — but it will make it a whole lot less painful.