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How to protest


Important dates and information about the valuation protest process

The basics

Nebraskans have until June 30 to challenge their property valuations. You can protest even if your valuation remained the same as the previous year. Counties hire independent appraisers, called referees, to evaluate protests and make recommendations to the County Board of Equalization.

Collect your evidence

If you think your home warrants a lower valuation and you are considering a protest, collect evidence to prove your point. You could pay for a private appraisal, which will provide a more accurate account than an assessor's mass appraisal. Here are other steps, depending on what fits your situation:

Deterioration
  • Take photographs that show structural deterioration.
  • Obtain professional estimates of needed repair work.
    • Inaccurate records
  • Present documentation of the home's square footage, number of rooms, features such as decks or pools and other information to correct mistakes in records.
  • Take photographs to show your home's layout.
    • Soft market
  • Provide a recent purchase agreement, which can help indicate the home's market value.
  • Detail marketing efforts by the seller, the length of time the house spent on the market and reductions in the asking price before a sale, to help establish market value.
    • Valued higher than comparable properties
  • Find valuations for similar neighborhood homes.
  • Collect sale prices of other neighborhood homes, which could show a market trend in your neighborhood.

    • Our new comparability engine will automate much of the work involved in proving the last two types of cases, finding similar homes with lower assessments and evidence of a soft market, if it exists. To purchase a report specific to your home, go to your home's page and click "Preview this report" in the upper righthand corner.

    Where to file

    In Douglas County
  • Protest must be in writing. No face-to-face hearings.
  • Deliver or mail to: Douglas County Board of Equalization, 1819 Farnam St., Omaha, NE 68183.
  • Filing also can be done online, but only until June 20.
  • Douglas County's B.O.E. website is: www.boardofequalization.org
    • In Lancaster County
  • Protests can be filed electronically. If filed electronically, homeowners can select a hearing date/time.
  • Supporting documentation can be emailed to protest@lancaster.ne.gov.
  • Protests and supporting documentation can be delivered or mailed to: the Lancaster County Clerk, 555 S. 10th Street, Room 108, Lincoln, NE 68508.
    • In Sarpy County
  • Sarpy owners can meet with referees.
  • Protest forms and other information available at www.sarpy.com/boe
  • Forms can be filled in online, but must be printed out and mailed.
  • Mail or deliver protests to: Sarpy County Clerk, 1210 Golden Gate Drive, Papillion, NE 68046.

    • The Curbwise Report

    Douglas, Sarpy and Lancaster County residents can purchase a custom report showing comparable properties that make a strong case for a valuation reduction.

    Our comparison engine looks for similar homes based on valuation per square foot and recent sales in nearby areas. It also looks for market trends that could benefit a protest. We'll give you a list of the best comps to help you get a reduction.

    The report costs $29.95. A sample report and a summary of your own report are available before you buy.

    Learn more

    Key dates

    DOUGLAS COUNTY

    June 1 - First day for filing protests.

    July 2 - Last day to file protests with the Board of Equalization.

    Aug. 10 (approx.) - The board decides on protests. Results are sent to homeowners within seven days.

    Sept. 10 - Last day to file appeals with the Nebraska Tax Equalization and Review Commission. Fee: $25



    LANCASTER COUNTY

    June 1 - First day for filing protests.

    June 30 - Last day to file protests with the Board of Equalization.

    June 22 to July 23 - Individual referee hearings.

    August 10 - The board decides on protests. Results are sent to homeowners by August 18.

    Aug. 24 - Last day to file an appeal with the Nebraska Tax Equalization and Review Commission. Fee: $25



    SARPY COUNTY

    June 1 - First day for filing protests.

    June 30 - Last day to file protests with the Board of Equalization.

    June 18 to July 18 - Individual referee hearings.

    August 2 - The board decides on protests. Results are sent to homeowners within seven days.

    Aug. 24 - Last day to file an appeal with the Nebraska Tax Equalization and Review Commission. Fee: $25



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