Placer County, CA: Property Tax Appeal Instructions (2025-26)

Key facts at a glance

The 60-second primer

California gives you two tracks. Your taxable value is the lesser of (a) your Prop 13 factored base-year value, or (b) your market value on January 1 (the lien date).

If market value is lower, you can ask the Assessor for a temporary Prop 8 reduction for that year. Prop 8 values reset each year and can rise by more than 2 percent while still capped by your Prop 13 track.

If you own property in multiple counties, see our county-specific guides for all California counties.

New to property tax appeals? Our Appeal 101 guide walks through the fundamentals.

The Placer "Informal" route (Prop 8 review)

Most homeowners should start here. It's free, faster, and often settles things without a hearing. Learn more about choosing between informal and formal appeals if you're weighing both options.

Step 1: Confirm what you're trying to beat

Look up your parcel and enrolled value in Placer County's Property Details portal.

Step 2: Build credible comps around January 1

Pull 3 to 5 closed sales of similar homes near your neighborhood and the lien date. Earlier is fine. After the lien date, statewide guidance from the California State Board of Equalization limits sales to those within 90 days of the valuation date. Keep adjustments simple and transparent. For a complete walkthrough of finding and adjusting comparable sales, check our detailed guide. Many homeowners stumble here—reviewing what boards actually look for helps you avoid common pitfalls.

Step 3: File the request (by December 31)

Submit the eFile Value Review Form (Residential) between July 2 and December 31. No fee. The Assessor reviews your evidence and theirs, and issues a correction if warranted. Your regular tax due dates still apply.

Step 4: Watch the calendar

Value notices go out in July. If you still disagree, or if you don't have a decision as September 15 approaches, protect your rights by filing a formal appeal before the deadline.

The Placer "Formal" route (Assessment Appeal)

Use this if the informal review doesn't resolve your value, or you want a hearing.

Step 1: Check timing and which value you're appealing

For regular roll decline-in-value, file July 2 to September 15, 2025, according to Placer County. For Supplemental or Escape assessment, file within 60 days of the notice or tax bill date listed. For Calamity reassessment, file within 6 months of the notice.

Step 2: File the application correctly

Use the county's current BOE-305-AH form. Original signature required. Deliver by mail or in person to the Clerk of the Board by the deadline. Include the $40 fee (check or money order only; no credit cards). Tip: if mailing near the deadline, go to the counter and have USPS hand-cancel your envelope to prove a timely postmark. If you hold property in a trust or LLC, review proper signing procedures to ensure your application isn't rejected on standing grounds.

Step 3: Know what happens next

The Assessment Appeals Board aims to decide your case within two years, according to Placer County. You'll receive at least 45 days notice of the hearing date, and you must respond. The Board determines full value; decisions are mailed and are final at the county level.

Step 4: Prepare and exchange evidence

Focus on fair market value as of January 1 of the year you're appealing. Comparable sales should be near that date and not more than 90 days after the valuation date, according to the California State Board of Equalization. Learning how to find and adjust comparable sales properly is critical for building a strong case. You can request an Exchange of Information so both sides share comps and opinions of value in advance. State guidance uses a 30-day request and 15-day response rhythm before the hearing. Placer provides an "Exchange of Information" form if you need one.

Step 5: Hearing day and outcomes

You'll be sworn in, present first, then the Assessor. The Board can lower, keep, or raise the value based on evidence. Keep your packet tidy and lien-date-focused. Wondering about the risk of your value going up? Our guide on appeal risks addresses this common concern.

DIY evidence checklist (that actually works)

Your strongest packet will include 3 to 5 sales within about 0.5 to 1 mile, similar size, age, and condition. Sales should be as close as possible to January 1, with any post-lien-date sales limited to within 90 days. Include a short adjustment grid: living area, beds/baths, lot, condition, location. Add photos and dated estimates showing condition on or before January 1. Include a one-page summary tying the story together. Understanding what assessors actually care about helps you focus on the evidence that matters most. Also check whether your land or improvement values spiked unexpectedly—this can reveal the best strategy for your case.

Frequently asked questions

Can my assessment jump more than 2 percent in one year?

Yes, when you're on a temporary Prop 8 reduction. Prop 8 is reviewed annually and can increase above 2 percent while market value remains below your Prop 13 track, according to Placer Air.

Do I need to reapply for a Prop 8 reduction every year?

No. Once you're on Prop 8, the Assessor re-reviews each year. You'll get a Notification of Assessed Value in July. File a formal appeal by September 15 only if you disagree with that year's value.

What happens if I miss September 15?

You lose the ability to appeal that year's regular roll value. Mark the date and file even if your informal review is still pending, according to Placer County.

Where can I verify my parcel and assessed value?

Use the county's Property Details (Assessment Inquiry) search.

How AppealArc helps

We do the heavy lifting. Our tools pull same-neighborhood sales, build a clean lien-date grid, and generate a tidy packet boards actually like reading. You stay focused on the decisions, not the data chase. AppealArc helps you through the entire process.

Rules are local. Always verify the current instructions with Placer County and county's official sites before filing.