Generate the packet
Overruled · DIY appeal kit

The evidence packet, pre-filled.

Fill four fields, get a ZIP with an ARB-formatted evidence packet and three fillable appeal letter PDFs — one each for factual error, market value, and unequal appraisal. No login, no payment, no upsell.

Step 01 · The gate

Four fields. One ZIP.

These four values land in every exhibit the ARB reads. The ZIP downloads immediately — pre-fill the only fields that later require a hand.

Returning buyer? Sign in to reopen your packet without a fresh checkout.

The county parcel number from your assessment notice.

The dollar value the comps support. Used everywhere in the packet.

Find it on your notice letter or the county ARB hearing schedule.

ZIP downloads as overruled-evidence-packet.zip

Step 02 · The three letters

Pick the letter that fits your issue — and the relief it requests.

Each letter opens the four inputs above and asks for a specific relief — correct the record, lower the value, or equalize with neighbors. Download one fillable AcroForm PDF at a time. The full packet still ships via the gate above.

  1. LETTER · FACTUAL ERROR

    Issue: The county record card carries a line that disagrees with the source — the deed, the sketch, the permit log, the MLS photo. That disagreement moves the value.

    Relief requested: Correct the record and reassess the property accordingly.

  2. LETTER · MARKET VALUE

    Issue: The county's market value is above the level the comparable sales support. Three sales that bracket the subject, adjusted for time and distance, reconcile to a tighter band than the notice carries.

    Relief requested: Lower the assessed value to the level the comps support.

  3. LETTER · UNEQUAL APPRAISAL

    Issue: The subject property is assessed at a higher level than comparable properties in the same neighborhood. The county's own sales records show the comps carrying a lower ratio of assessed value to market value.

    Relief requested: Bring the property to the same value carried by comparable properties in the same neighborhood.

Letters · Step 02
Fill the four — then download one letter at a time.
The same four inputs that drive the gate drive each letter. Pick the letter that matches the issue and download a fillable AcroForm PDF — type your signature, file.
  1. LETTER · FACTUAL ERROR

    Factual error — appeal of property record

    When the assessor keyed the file off the wrong line.

    This letter protests a factual error on the county record card. It walks the assessor's line items one at a time, names the source each line should reconcile with, and asks the ARB to correct the record and reassess the property accordingly. The corrections are drawn from the official county record, the deed, the building permit log, and the photograph set — not from the buyer's opinion.

    Relief requested: Correct the record and reassess the property accordingly.

    What this letter covers
    • The four record-card lines most often miscounted (parcel ID, building sketch, land lines, fixtures).
    • The specific source each disputed line should reconcile to — deed, MLS, permit log, photo.
    • A corrected record-card table the ARB can read in one glance.
    • A request that the corrected values drive the reassessment, not a parallel opinion.
    • Stand on facts you can show, not opinions you can argue.
    • Cite the source for every contested line — a single unsupported claim weakens the rest.

    overruled-letter-factual-error.pdf

  2. LETTER · MARKET VALUE

    Market value — appeal of value

    When the comps support a lower number than the notice.

    This letter protests the market value assigned by the county. It presents three comparable sales — same neighborhood or close, similar size and condition, sold within the last twelve to twenty-four months — then works the time, distance, and feature adjustments to a reconciled value indicator. The relief requested is the value the comps support, not a wish and not a guess. The letter reads in the same order the ARB will test the comps: subject, then comps, then adjustment, then reconciled indicator.

    Relief requested: Lower the assessed value to the level the comps support.

    What this letter covers
    • The three-comp minimum structured the worksheet already produces.
    • Time, distance, and feature adjustments shown line by line.
    • A reconciled value indicator the ARB can re-run against the same comps.
    • A specific dollar value request — the relief, not a complaint.
    • Three solid comps beats ten loose ones. Quality of the roster drives the outcome.
    • The reconciled value is a defensible number, not the lowest number you can imagine.

    overruled-letter-market-value.pdf

  3. LETTER · UNEQUAL APPRAISAL

    Unequal appraisal — uniformity appeal

    When the subject carries a higher level than comparable neighbors.

    This letter protests an unequal appraisal. It takes the subject's assessed ratio, takes the comps' assessed ratios from the county's own sales records, and shows the level-of-appraisal adjustment that equalizes the subject to the same band the comps already carry. The relief is uniform treatment — the same level of assessment, not the same dollar amount as any one comp.

    Relief requested: Bring the property to the same value carried by comparable properties in the same neighborhood.

    What this letter covers
    • The subject ratio plus three comp ratios drawn from county sales records.
    • A level-of-appraisal adjustment in the same units the worksheet uses.
    • A requested assessment at the comp-band median, not at the subject’s current ratio.
    • A uniformity argument that does not require disputing the comps’ market values.
    • Pull the comp ratios from county sales records, not from Zillow or Redfin.
    • Uniformity is argued on ratio, not on dollar amount — keep the relief in the same units.

    overruled-letter-unequal-appraisal.pdf

Now-phase deliverable · FILE 06

Look up the real filing window for your county.

Take 30 seconds — pick your state and county, see the citation behind the deadline, and jump to the per-state landing page. Texas and Georgia carry per-county data; every other state ships an honest “data pending” branch.

Loading filing-window data…
Now-phase deliverables — coming online next

The full six-deliverable kit arrives one slot at a time.

Today’s gate ships the core packet and three letter forms. The four slots below ride alongside it — preview the work, then file the full kit as it comes online.

  1. FILE 03
    Free comp sources list
    Where to pull solid comps — county sales records, MLS exports, recorder pages, and legitimate public-source databases.
    Open the five-source list →
  2. FILE 01
    Record-card audit
    Pull the county record card and walk every line — square footage, bed/bath, fixtures, condition rating — the things assessors quietly miscount.
    Open the 12-line audit checklist →
  3. FILE 06
    County deadline lookup
    How to find your county’s actual filing window (not a manufactured countdown), with the 30-day protest window and the counties that allow longer.
    Open the county lookup →
  4. FILE 02Coming soon
    Comps worksheet
    Selection rules and a field-by-field adjustment guide for the three comps you’ll defend in the packet.
Next step · The yearly refresh

Pay once. Get every spring’s refresh.

The packet covers the current filing season. Subscribe to the yearly refresh and the calendar + appeal-letter refinements ship to your address every January and Q4 — so next year’s hearing date lands on the packet tighter than this year’s filing peak.

$49 a year, bills yearly on Stripe; cancel anytime from the success page. We never see card details.

See the full subscription page →
What lands each year
  1. Q1January–March deadline-calendar refresh on the address on file.
  2. Q4Appeal-letter template refinements for factual-error, market-value, and unequal-appraisal letters.
  3. MID-CYCLEAny newly-published state or county filing-window changes, before the protest window opens.

Questions first? overruled-2@polsia.app