Nebraska · Do-it-yourself · $29

Appeal your Nebraska property taxes yourself.

A guided workbook for homeowners preparing their own appeal. Turn your notice, property records and supporting documents into an organized filing plan.

Have a notice or a property-record question? Start with a plan.

The $29 kit helps you check what needs investigating, organize the evidence you collect, and work through the filing steps. Use it if you want a structure for doing the preparation yourself.

Need property-specific evidence first? Check available records for your address free. The kit does not determine whether you are overassessed or supply comparable properties. You verify your local requirements and file yourself.

The Nebraska DIY Appeal Kit
Work from a checklist instead of a blank page: review your notice, assemble supporting documents, and prepare your letter. $29, paid once.
  • State-specific process guidance with official-source links
  • Evidence organizer and filing checklist
  • Ready-to-edit appeal-letter template

Need property evidence? Check before you pay.

See which property and comparison records our free analysis can return. This check does not research recorded sales or verify a hearing-ready case. The $29 kit organizes evidence you obtain; it does not include researched comparable sales.

Open official property-record resources

Already have your evidence? Continue with the preparation kit or view the completed kit sample. No record check or email is required to buy.

Instant PDF, emailed on purchase · Secure checkout by Stripe · 30-day money-back guarantee

No setup required to buy. Add optional details below for a personalized PDF, or complete the editable fields yourself after download. See a completed preparation example.

Turn your question into an organized preparation draft

Get a preparation plan, the Nebraska process guide, three fillable worksheets and an editable letter. Optional setup below carries your question and document list into the paid PDF.

Personalize your included letter and evidence organizer

Text-based PDF, up to 8 MB / 10 pages. Your file stays in this browser. Only details you confirm are included in your order. Photos and scanned notices currently need manual entry.

Copy details from your assessment notice. We use these to prepare your letter draft, worksheets and evidence list. These are your entries, not a verified property analysis. You can also buy now and fill them in later.

Start by checking the property facts and valuation basis. Record a specific question before choosing supporting evidence. Preparation does not reopen an expired filing window.

Optional notes are included in your purchase record and PDF. Do not include sensitive documents, account credentials or other people’s personal information.

Your filing route to verify

your COUNTY CLERK, not the assessor. (The homestead exemption application is the reverse: it goes to the assessor, and both are due June 30)

Form 422

This is the Nebraska statewide route. Your county may use its own office, deadline or fee, so confirm those against your assessment notice or the official directory before you file. The jurisdiction exceptions in this guide list the ones we hold.

Open official filing instructions
Add evidence you have already found (optional)

We organize your entries in the paid PDF; we do not verify them or generate comparable sales in the $29 kit. For each record include the address, sale price or assessment, date, official source and why it is relevant. Use the correct valuation date and local evidence rules.

Your Nebraska purchase preview

Add your property above to preview your preparation package

Buyer-supplied details · not a verified property match or finding of overassessment

  • Letter draft: editable owner-name field.
  • Preparation plan: i am preparing or am not sure yet.
  • Evidence organizer: 0 of your records supplied; editable worksheets included.
  • Filing instructions: your COUNTY CLERK, not the assessor. (The homestead exemption application is the reverse: it goes to the assessor, and both are due June 30); confirm your local form and deadline.
  • Official form autofill is not included for this location. Your kit links to the official filing resources.

Unlocked after purchase: complete state guide, personalized letter draft, preparation plan and editable evidence worksheets.

Still yours to do: verify the facts and deadline, obtain supporting evidence, finish required forms, sign and file. The $29 kit does not establish overassessment or include researched comparable sales. Government forms are free; you pay for the preparation package.

PARTIAL SAMPLE · Nebraska DIY kit

See an organized preparation draft

Fictional teaching example: a property record lists 2,400 square feet; the owner’s floor plan lists 2,000. This is a question to investigate, not proof of overassessment or a savings estimate.

See the completed example and what you receive

What we prepare — and where it comes from

  • State guide and filing checklist: official-source links and verification steps.
  • Editable letter and preparation plan: your optional confirmed entries, with editable fields for missing details.
  • Evidence organizer: the records you supply, with space for source, date and relevance. We do not research or verify comparable properties in this kit.

You finish: verify your facts and deadline, collect and attach actual records, complete required official forms, sign and file. Government forms are free.

Need researched property evidence? Preview the separate $49 Audit where supporting records are available.

1. Define the question. Compare the area definitions, dates and source documents before assuming either number is correct.

Notice worksheet: property-record errors to verify

“The two area figures differ. Check whether they measure the same space, and verify the current property record before requesting a correction.”

2. Make an evidence list. Use the filing tracker to separate documents you have from documents you still need.

Filing tracker: evidence index

“To collect and label: current property record, dated floor plan and any measurements needed to resolve the difference. Record each source, date and page number.”

Example preparation summary · fictional, not filed

Question: Do the two area figures use the same measurement definition?

Document index: A — current property record; B — dated floor plan. Add source dates and page numbers before relying on either.

Unresolved: measurement basis, current facts and the appropriate local correction or appeal route.

Next action: verify those points with the official local source before making a correction request.

The useful result: one defined issue and a document checklist. You still verify the facts and the correct local filing route. No correction or tax reduction has been established in this example.

These illustrative entries show how to use two fields in the paid worksheets. The paid PDF carries your optional question and document list into editable worksheets and adds a preparation plan for your selected starting point. It does not contain this fictional property or a verified case for your home.

Your starting details

The notice worksheet also helps you record:

  • Property address and parcel identifier
  • State, county, township and reviewing body
  • Assessment year and valuation date

Make this preparation package your own

Add your name, property details and question before buying. Your entries become a personalized letter draft and preparation plan in the paid PDF. You can edit them later; no need to start with an empty letter.

See setup and purchase options · $29

Preview your setup before checkout. You gather and verify evidence, complete required local forms, and file yourself.

After purchase: your preparation plan, the complete state guide, three fillable worksheets, official-source links and editable appeal letter. The full evidence organizer and letter are not included in this excerpt. You gather evidence and file yourself.

Prepare your Nebraska property tax appeal

Have a current notice? Check its deadline and reviewing office, verify the property details, then organize evidence that supports the correction you are requesting. Confirm official forms and fees before filing.

Preparing for a future window? Use the worksheets to review property records, list errors to investigate and plan your evidence. Buying now does not reopen a closed deadline or guarantee lower taxes.

The kit organizes those steps into a reusable guide and worksheets. It does not find comparable properties for you, file an appeal or replace your local authority’s instructions.

See what comes in the $29 DIY kit

See the Illinois worksheets and evidence organizer. This September 12 walkthrough shows an earlier kit version; today’s kit also personalizes your preparation plan and editable letter from the details you provide. State requirements differ.

42 seconds · Narrated and captioned · Plays when you choose

See the current kit sample for this state →

Read the video transcript

Want to appeal your property assessment without starting from a blank page? Here is what AppealMyTax's $29 DIY kit includes: a guide to the process, a worksheet to check your notice and deadline, fillable fields to organize comparable-property research and supporting evidence, a filing and hearing tracker, and an appeal letter you can copy and customize. Choose your state and pay once. Your kit is delivered by email. You gather the evidence, confirm your local requirements, and file yourself. See what is included at AppealMyTax.

On screen: pages from the Illinois kit, including its notice/deadline worksheet, evidence organizer and filing/hearing tracker. You complete required forms and file yourself.

How a Nebraska appeal works

The short version, free. The paid kit adds the evidence workbook, filing controls, and editable letter.

  1. Nebraska assesses homes at 100% of actual value, so the number on your notice IS the county's opinion of what your home would sell for on January 1. There is no ratio to divide by.
  2. You protest on Form 422, filed with the COUNTY CLERK, not the assessor, on or before June 30. One form per parcel, and leaving the requested valuation blank gets it dismissed by statute.
  3. There is no late protest in Nebraska. If you did not protest by June 30 you cannot appeal at all, because the county board's action is the only thing TERC has jurisdiction to review.
  4. If you did protest, the appeal to the Tax Equalization and Review Commission is due August 24, or September 10 in Douglas and Lancaster, and that date does not move even if the clerk mails your decision late.

What to check on your assessment notice

  • Ask yourself one question: would this house have sold for the current-year valuation on January 1? Nebraska assesses at 100% of actual value, so that comparison is direct.
  • Then ask the second, separate question: are comparable homes in your area carried at a LOWER percentage of their market value than yours? That is the equalization ground, it is constitutional, and it survives a rising market when the overvaluation argument does not.
  • Find the KNOW YOUR RIGHTS block, which 77-1315(2) requires to be printed in a font larger than anything else on the notice, along with the board convening date and the protest dates.
  • If you are in Douglas, Lancaster or Sarpy, calendar FEBRUARY 1. That is the deadline to tell the assessor you want the free in-person meeting, and missing it waives the right. Look your January 15 preliminary value up on the county website rather than waiting for a letter, because publishing online satisfies the notice statute.

Official lookup: Nebraska TERC: the appeal process, including this year's August 24 and September 10 deadlines →

What’s inside

✓The mandatory-documentation rule arriving January 1, 2027, what the statute actually requires, and how to build a file that satisfies it before the notices go out.
✓The February 1 intent-to-meet deadline that unlocks a free in-person meeting with the assessor in January, months before anyone else starts, and that is waived if you miss it.
✓Why the September 10 TERC date is NOT a Douglas and Lancaster rule, why Sarpy is on August 24 this year, and why it has to be re-checked annually.
✓The equalization ground most homeowners never plead, worked through with the state's own two-parcel example.
✓Why the 92 to 100 percent figure is a county-level statistical band and not a per-parcel safe harbour, and how to turn it into an argument rather than an obstacle.
✓The TERC evidence rule that rejects web-page printouts, and exactly which county document you must copy for every comparable.
✓The three blanks on Form 422 that trigger mandatory dismissal, and the tiered filing fee that is jurisdictional with no waiver.
✓A ready-to-edit protest citing the right Nebraska statutes.

How it works

  1. Buy the kit — the PDF lands in your inbox instantly.
  2. The June 30 protest window has closed for 2026. If you DID protest in June, your live deadline is the TERC appeal: August 24, 2026 in most counties, or September 10, 2026 in Douglas and Lancaster. If you did not protest, Nebraska has no late route and the work now is preparing for 2027.
  3. Gather the evidence on the checklist and edit the appeal-letter template.
  4. File the current instrument required by your COUNTY CLERK, not the assessor. (The homestead exemption application is the reverse: it goes to the assessor, and both are due June 30) before your deadline.

Different process where you live?

Nebraska is not one system. These jurisdictions have local filing routes, forms or deadlines that can differ from the statewide overview. The kit covers each one in its own section.

Douglas County (Omaha) and Lancaster County (Lincoln)
The two counties that adopted an extension resolution for 2026. Both are over 100,000 population, so both also carry the January preliminary notice and the in-person meeting rights.
Deadline
Protest by June 30. Board hearings run to AUGUST 10 rather than July 25, the clerk's notice is due August 18, and the TERC appeal is due SEPTEMBER 10, 2026.
Filed with
The County Board of Equalization, with protests filed with the County Clerk. Douglas County runs its own Board of Equalization site and its own form.
Form
NEITHER county uses the state Form 422. Both publish their own substitute form, which 77-1502(2) expressly permits. Douglas issues a 2026 Real Property Valuation Protest Form plus two optional supplemental forms; Lancaster's is branded Form 422 but takes a single county valuation with no land and building split.
Sarpy County
Sarpy is the third Nebraska county over 100,000, which makes it ELIGIBLE for the extension and entitled to the same January meeting rights.
Deadline
Protest by June 30. For 2026 Sarpy did NOT adopt an extension resolution, so its board deadline was July 25 and its TERC appeal is due AUGUST 24, 2026, seventeen days earlier than Douglas and Lancaster.
Filed with
The Sarpy County Board of Equalization, with protests filed with the County Clerk.
Form
The state Form 422. Unlike Douglas and Lancaster, Sarpy does not use a custom form, and it publishes the form and the online filing link ONLY during the June window.
All other counties
The 90 Nebraska counties under 100,000 population. On the 2020 census only DOUGLAS, LANCASTER and SARPY clear the threshold, and the next largest, Hall County, is under 63,000. LB 834 lowered the cut-off from 150,000 to 100,000 effective July 18, 2026, but the same three counties qualify either way, so nothing changed on the ground. The statute keys on the most recent federal decennial census, which fixes this list until 2030.
Deadline
Protest by June 30, board decision by July 25, clerk's notice by August 2, TERC appeal by AUGUST 24. No extension resolution is available below 100,000 population.
Filed with
The County Board of Equalization, with protests filed with the County Clerk.
Form
Form 422, or Form 422A where the county wants the total value only.
Deadline: Under 77-1502(1) protests are filed after the county assessor completes the assessment roll required by 77-1315 and ON OR BEFORE JUNE 30. Note that the opening bound is roll completion (March 19, or March 25 in counties of 100,000 or more), not June 1: June 1 is when the board of equalization convenes, and a protest may be filed once the roll is complete. The board then hears and decides by July 25, or August 10 in a county that adopted an extension resolution, and the clerk must mail notice by August 2, or August 18 if extended, and within seven days of the decision. The TERC appeal is due AUGUST 24, or SEPTEMBER 10 where the county extended (77-1510). Two precise points that are widely reported wrong. First, the September 10 date is not a Douglas and Lancaster carve-out. Section 77-1502(1) lets the board in any county of more than one hundred thousand adopt a resolution before July 25 extending the hearing deadline, and it affects that year only, so eligibility covers Douglas, Lancaster AND Sarpy and it is re-decided annually. For 2026 only Douglas and Lancaster actually extended; Sarpy is on August 24. Never hardcode it. Second, the TERC deadline is a fixed calendar date, not thirty days from your decision letter. The thirty-day rule in 77-5013(2) is the residual default that applies only if no date is otherwise provided by law, and for an ordinary June protest a date is provided. Form 422 states the consequence in terms: the time allowed to the county clerk to issue notice does not extend the time to file an appeal. If the clerk mails late, August 24 does not move. Timeliness at TERC is by USPS postmark; a private carrier is judged on the date of RECEIPT, so a FedEx shipment on August 23 can be late. Where a deadline falls on a weekend or holiday, Neb. Rev. Stat. 49-1203 expressly covers a tax valuation protest, petition or appeal and rolls it to the next business day.

What Nebraska charges to file

These are your county or state’s fees, not ours. Listed so there are no surprises.

  • County Board of Equalization protest: FREE. No fee appears in 77-1502, on Form 422, or in Department of Revenue guidance.
  • Tax Equalization and Review Commission: tiered by the taxable value of the parcel under 77-5013(3). Under $250,000 is $40; $250,000 to under $500,000 is $50; $500,000 to under $1,000,000 is $60; $1,000,000 and above is $85. Any other appeal or petition is $40.
  • The TERC fee is PER PARCEL and it is JURISDICTIONAL: the Commission obtains jurisdiction only when the filing fee is timely received. A dishonoured cheque cannot be cured after the deadline, and fees are never refunded.
  • THERE IS NO HARDSHIP WAIVER at TERC. No in forma pauperis provision exists in the statute, in Title 442 of the Administrative Code, or in the Commission's own guidance. The only exemption is governmental.
  • The TERC single-commissioner hearing carries no additional fee.
  • Nebraska Court of Appeals: the appropriate docket fees, and the petitioner pays for preparing the record. No bond is required.
  • Your real cost is evidentiary. If you may go to TERC, budget for copies of the assessor's property record file for every comparable you intend to use, because web-page printouts will not be accepted there.

Questions

Why is this $29 and not $49?
The Property Assessment Audit provides the filing or valuation output supported by your property's available evidence. Check your address and preview the available evidence before buying. This $29 kit is the state process guide, filing materials, evidence checklist, and appeal-letter template; you gather the property evidence yourself.
When is the Nebraska property tax appeal deadline?
Under 77-1502(1) protests are filed after the county assessor completes the assessment roll required by 77-1315 and ON OR BEFORE JUNE 30. Note that the opening bound is roll completion (March 19, or March 25 in counties of 100,000 or more), not June 1: June 1 is when the board of equalization convenes, and a protest may be filed once the roll is complete. The board then hears and decides by July 25, or August 10 in a county that adopted an extension resolution, and the clerk must mail notice by August 2, or August 18 if extended, and within seven days of the decision. The TERC appeal is due AUGUST 24, or SEPTEMBER 10 where the county extended (77-1510). Two precise points that are widely reported wrong. First, the September 10 date is not a Douglas and Lancaster carve-out. Section 77-1502(1) lets the board in any county of more than one hundred thousand adopt a resolution before July 25 extending the hearing deadline, and it affects that year only, so eligibility covers Douglas, Lancaster AND Sarpy and it is re-decided annually. For 2026 only Douglas and Lancaster actually extended; Sarpy is on August 24. Never hardcode it. Second, the TERC deadline is a fixed calendar date, not thirty days from your decision letter. The thirty-day rule in 77-5013(2) is the residual default that applies only if no date is otherwise provided by law, and for an ordinary June protest a date is provided. Form 422 states the consequence in terms: the time allowed to the county clerk to issue notice does not extend the time to file an appeal. If the clerk mails late, August 24 does not move. Timeliness at TERC is by USPS postmark; a private carrier is judged on the date of RECEIPT, so a FedEx shipment on August 23 can be late. Where a deadline falls on a weekend or holiday, Neb. Rev. Stat. 49-1203 expressly covers a tax valuation protest, petition or appeal and rolls it to the next business day.
What form do I file to appeal my Nebraska property assessment?
Form 422 (Property Valuation Protest and Report of County Board of Equalization Action), filed with your COUNTY CLERK, not the assessor. (The homestead exemption application is the reverse: it goes to the assessor, and both are due June 30). The kit explains the filing steps and includes a ready-to-edit appeal letter.
Do you file the appeal for me?
No — this is a do-it-yourself product. You file with your COUNTY CLERK, not the assessor. (The homestead exemption application is the reverse: it goes to the assessor, and both are due June 30). The kit provides the preparation workflow, evidence organizer, filing checks, and ready-to-edit letter.
What if it doesn't help?
30-day money-back guarantee, no questions asked. If the kit isn't useful, reply to your delivery email and we'll refund you.
Is this legal or tax advice?
No. It's general information to help you file your own appeal. Always rely on the date and instructions printed on your own assessment notice and confirm current requirements with your county.
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