Everything You Need to Know About the Maryland Property Tax Reassessment and Appeal Process
Property taxes may not be the most exciting part of owning real estate — but in Maryland, they quietly influence monthly costs, resale timing, and even how much money you walk away with at closing. If you’ve ever wondered: Does Maryland have property tax? How much are property taxes in Maryland? Or even: How do you file a Maryland property tax appeal? This guide is for you. Today, we’re walking you through the ins and outs of the property tax reassessment and appeal process in Maryland that matter most for homeowners and sellers like you.
How Property Tax Works in Maryland
Let’s start with the basics: Maryland reassesses real property every three years, with each county divided into three assessment regions so that roughly one-third of properties are reviewed annually. When your reassessment occurs, you’ll typically receive notice in late December, and any increase in value is phased in over three years rather than applied immediately.
Your property tax bill is calculated using a simple formula: Assessed value × local property tax rate
While a recent sale price may influence the assessor’s opinion, it does not control the assessed value on its own. That distinction encapsulates why understanding the Maryland property tax appeal process is so critical.
Learn more about what it’s really like to live in Maryland with these posts next:
When You Can File a Maryland Property Tax Appeal
Not to fear — homeowners actually have multiple opportunities to challenge an assessment. You can appeal:
- Within 45 days of receiving a reassessment notice (the standard three-year cycle appeal window)
- Through a Petition for Review during the two non-reassessment years, due by the first business day in January
- Within 60 days of transfer if the property was purchased between January 1 and June 30
This means that in Maryland, both long-time owners and recent buyers may qualify to appeal a property tax assessment.
How to Appeal Property Tax Assessment in Maryland
In reality, the appeal process is more approachable than most people expect. How does it work? Homeowners can submit an appeal online or via paper form, using the notice and control numbers listed on the assessment notice. All reassessment appeals must be filed within 45 days of the notice date, making timing paramount.
You’ll then choose one of these four hearing options:
- Written appeal
- Telephone hearing
- Video hearing
- In-person hearing with an assessor (when available)
Depending on scheduling volume, hearings may take up to 120 days to occur after filing.
For contact details for local assessment offices across Maryland, homeowners can reference the state’s directory of assessment office locations and contact information.
Tips for a Successful Maryland Property Tax Appeal
This just in: Not all appeals are created equal. The strongest cases focus on objective market value, not frustration with rising taxes.
Key strategies include:
- Speaking directly with an assessor (phone, video, or in person) instead of relying solely on a written appeal
- Verifying property details like square footage, bedrooms, bathrooms, and condition
- Providing comparable recent sales, ideally at least three lower comps
- Avoiding arguments based only on tax increases or affordability
In short: the more your appeal reflects real market data, the stronger it becomes.
Learn more about tax rules across the DMV with these posts next:
Maryland Property Tax Rates and What Homeowners Should Expect
Maryland does have property tax, and rates vary by county and municipality. That’s why two similar homes in different locations can produce very different annual tax bills. Have you been spending time researching topics around the Maryland property tax rate, property tax rates in Maryland, or Maryland property tax search tools? The most accurate numbers will always come from local county tax authorities, not statewide averages.
New Update: Maryland Real Estate Withholding Increased to 8.75%
Beyond reassessments and appeals, there’s another recent change affecting certain Maryland sellers. Maryland real estate withholding — collected at closing for some transactions — has increased from 8% to 8.75%.
How this plays out in practice
- The withholding is not an extra tax, but a prepayment toward potential state tax liability
- It primarily affects non-resident sellers and certain ownership structures
- The amount withheld can influence net proceeds at closing, making early planning essential
For sellers, this update reinforces why tax strategy should be part of listing preparation, not an afterthought.
Why This Matters for Buyers, Owners, and Sellers Alike
Understanding the Maryland Property Tax Reassessment and Appeal Process isn’t just about paperwork. It’s about keeping ownership costs accurate and fair. Protecting equity and resale value. And planning closing proceeds with clarity.
And in a market where every dollar matters, that knowledge becomes real leverage.
Whether you’re a homeowner navigating an appeal or a seller seeking advice on your upcoming listing, we’re always just an email or phone call away.
Get in touch by filling out the form on this page, calling us at 202.280.2060, or shooting us a note at connect@jennsmira.com.
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