Homeowners
An independent, well-supported value to present at your Board of Assessment Appeals hearing, with the findings explained in plain language.
Independent residential valuation
Think your assessment is too high? Here’s how we challenge it.
We develop an independent opinion of your home’s value as of the town’s valuation date, supported by sales of truly comparable properties and a careful analysis of your home’s characteristics. We then compare how similar homes are assessed, providing a second line of evidence for the Board of Assessment Appeals.
35+ yearsResidential appraisal experience
Expert witnessQualified in CT Superior & Federal courts
CertifiedResidential Real Estate Appraiser
Google reviewsRead what clients say →Who we help
Independent appraisals for homeowners and attorneys.
Homeowners can engage Appraisal Source directly. We also work with attorneys preparing Board hearings or Superior Court tax appeals.
Attorneys
Appraisals with the appropriate effective date for Board hearings and Superior Court appeals, with experienced expert testimony when retained.
Property experience: luxury homes, waterfront properties, land, and two-to-four-family residences—properties where mass appraisal can miss meaningful differences.
How a revaluation works
A townwide process cannot tell every home’s full story.
In a revaluation, the town values thousands of properties at once. It relies on property records, market data, valuation schedules and computer-assisted models to set values across the municipality. That is mass appraisal: a method designed to value an entire town, rather than develop a detailed appraisal of one home.
If the property card is wrong—or your home has condition, updates or site features the broad model does not capture—the result may deserve a closer look. Our analysis focuses on your property: we verify its details, compare it with truly comparable sales, and then examine how similar homes are assessed.
A more complete appeal analysis
We do more than establish a value.
We first develop an independent opinion of your home’s value using truly comparable sales as of the town’s valuation date. Then we examine the assessments of similar homes. Together, these findings give the Board of Assessment Appeals two ways to evaluate the town’s assessment.
What was your home worth on the valuation date?
We develop an independent opinion of value as of October 1 of the revaluation year—not today. We compare your home with sales of truly comparable properties around that date, accounting for differences in size, condition, updates, lot and location.
Are comparable homes assessed consistently?
We then look beyond the value conclusion. We compare how similar homes are assessed in relation to their market values. If those homes carry lower assessments relative to value, the findings provide another basis for asking the Board of Assessment Appeals to review yours.
The appraisal remains independent. It documents what the evidence supports; it does not promise a reduction.
First, get the record right
What does the town think you own?
We compare the town’s property card with the property information, item by item. Errors in the card can affect both the value and the assessment.
- Living area recorded larger than it is
- Bedroom or bathroom count that is wrong
- Unfinished basement listed as finished
- A pool that was filled in or removed
- A shed, barn or garage that no longer exists
- Deck, porch or addition dimensions that are wrong
- Condition rated as updated despite original features
- Wetlands, slope, a busy road or other site factors
A signed appraisal report for your hearing.
The findings come together in a clear, organized report from a Certified Residential Appraiser—evidence the Board can weigh against the town’s value and that may be useful if an appeal goes further.
70%
Connecticut law requires municipalities to assess property at 70% of its present true and actual value. An inaccurate value or inconsistent treatment of comparable homes deserves a closer look. Connecticut General Statutes § 12-62a
What you can do now
Start gathering what supports your case.
Look up your property card
Most towns post it on the assessor’s website. Check the living area, rooms, baths, basement, pool and outbuildings.
Keep your notice and mark your deadline
Save your assessment notice. The usual written appeal deadline is February 20; confirm the date with your town.
Ask about an informal review
After revaluation, many towns offer a chance to correct errors with the assessor or revaluation company.
Gather supporting records
Keep photos of needed repairs, contractor estimates, removal records and your closing statement if you bought near the valuation date.
File your appeal on time
Get the Board of Assessment Appeals application from your town and submit it by the applicable deadline.
Contact us early
Give us enough time to research, analyze and complete the report before your hearing.
Don’t wait until the week of your hearing.
Researching comparable sales, comparing assessments and preparing a well-supported report takes time. Contact us when you receive your notice or hearing date so there is time to complete the appraisal before the Board hearing.
The appeal window is short
Know your town’s filing deadline.
The usual written appeal deadline is February 20. It becomes March 20 when the assessor or board of assessors receives a statutory extension. Confirm your town’s deadline and filing instructions directly with the assessor.
October 1Valuation date for the new grand list
WinterAssessment notices and informal review opportunities
By February 20*Written appeal filed with the Board
March–AprilBoard hearings, depending on any extension
* March 20 if a statutory assessor extension applies. If the Board does not change your assessment, a further appeal to Connecticut Superior Court may be possible; speak with an attorney promptly about the deadline.
2026 revaluations
Is your town revaluing this year?
These towns in our service area appear on the state’s October 1, 2026 revaluation schedule. Confirm the schedule and notice date with your town assessor.
AnsoniaColchesterColumbiaEast HartfordEast HavenEast LymeEnfieldFarmingtonGlastonburyGranbyGriswoldGrotonGuilfordHartfordHebronKillingworthLisbonManchesterMiddlefieldMontvilleNew HavenOrangePortlandSalemVernonWaterfordWest HartfordWestbrook
Based on the Connecticut Office of Policy and Management schedule. Towns may postpone a revaluation. You can appeal an assessment even when your town is not revaluing this year.
About the appraiser
35+Years of residential valuation experienceTammy Heeber
Tammy Heeber, Owner and Principal Appraiser of Appraisal Source, LLC, is a Certified Residential Real Estate Appraiser with more than 35 years of experience. She has been qualified as an expert witness in Connecticut Superior and Federal courts.
She is also a real estate instructor and the founder of Agents Advantage Real Estate Academy, where she develops practical courses for real estate agents. Her teaching experience helps her explain valuation clearly to homeowners, attorneys and assessment boards.
Service area: Hartford, New Haven, Middlesex, New London, Tolland and Windham Counties.
Common questions
Before you begin
Do I need an appraisal to appeal?
No. The Board considers evidence, and a professional appraisal as of the relevant valuation date can provide a clear, organized opinion of value.
Will you file the appeal or attend the hearing for me?
You or your attorney file and present the appeal. Our appraisal provides valuation evidence. Expert testimony is available when retained and scheduled.
What date is my home valued as of?
For a revaluation appeal, the value is developed as of October 1 of the revaluation year, rather than today. The assignment’s effective date is confirmed before work begins.
What if the appraisal agrees with the town?
You will have an independent opinion of value to help decide whether to pursue the hearing. No reduction is guaranteed.
Have a property or hearing date in mind?
Tell Us About Your PropertyGet in touch
Tell us about your property.
Send a few details and Tammy will review your information and follow up personally. The earlier you reach out, the more time there is to prepare before the hearing.