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Home appraisals for property tax appeals
Think your PVA assessment is too high? An independent appraisal by Scott D. Kelley, Kentucky Certified General Appraiser #4265 (appraising since 2006), gives you documented market evidence to bring to the PVA or the county Board of Assessment Appeals.
Why an appraisal helps
The county PVA values every parcel with mass-appraisal methods. An appraisal looks at one property: its actual size, condition, land, outbuildings and the sales most similar to it. When the assessment does not match the market, a written appraisal with comparable sales is clear, organized evidence. Appraisal vs. PVA assessed value.
What we appraise for appeals
- Single-family homes, including rural homes on acreage
- Farms and agricultural land
- Vacant land and lots
- Commercial property (commercial appraisals)
How the Kentucky appeal process generally works
Owners typically begin with a conference with the county PVA and, if unresolved, may appeal to the county Board of Assessment Appeals. Kentucky assesses property as of January 1, and appeal windows are set each year [confirm current process, dates and deadlines with your county PVA]. We provide the appraisal; we do not file appeals or give legal advice.
What you receive
A written appraisal report with the market value opinion as of the relevant date, the comparable sales used, and the reasoning behind adjustments, so the PVA or board can follow the analysis.
Counties served
Hopkins · Webster · Henderson · Union · Livingston · Marshall · Lyon · Trigg · Christian · Todd · Logan · Muhlenberg · Ohio · Daviess · McLean · Hancock · Caldwell
How to order
Call 270-667-4216 (Mon–Fri 8:00 AM–3:00 PM CT) or email admin@tradewaterrealty.com with the property address, county and your timeline. Fees: call for a quote. Typical turnaround is about one week. Office: 114 N Broadway, Providence, KY 42450.
Frequently asked questions
Can I use an appraisal to appeal my PVA assessment in Kentucky?
Yes. An independent appraisal with comparable sales is commonly used as evidence when an owner disagrees with the county PVA's assessed value. Owners typically start with a conference with the PVA and may then appeal to the county Board of Assessment Appeals [confirm current process and deadlines with your county PVA].
When should I order a tax-appeal appraisal?
As early as possible once you receive your assessment notice. Appeal windows are set each year and can be short [confirm current-year dates with your county PVA]. Our typical turnaround is about one week.
What effective date does a tax-appeal appraisal use?
Kentucky assesses property as of January 1 of the tax year, so a tax-appeal appraisal usually reports market value as of that date [confirm with your county PVA].
Will the appraisal guarantee a lower tax bill?
No. The appraisal is an independent opinion of market value. It may come in above, near or below the assessment, and the PVA or board decides the appeal. The appraiser is not an advocate for either side.
How much does a tax-appeal appraisal cost?
Fees depend on the property type, size and complexity. Call 270-667-4216 for a quote.