We analyzed 5,067 commercial parcels in Montgomery County PA. 1,605 are over-assessed by 20% or more. If yours is one, we file the appeal, your attorney handles the hearing, you pay us 30% of the first year's savings. $1,000 to start — credited back on a win.
Pennsylvania uses a Common Level Ratio to convert old assessed values to current market. When the ratio drifts and your property's income potential declines, you overpay — sometimes for a decade without knowing.
Montgomery County's 2026 Common Level Ratio means your assessment should equal roughly 48.5% of current market value. Commercial real estate values have moved; your assessor's records haven't.
Post-2020 office vacancy and retail consolidation cut NOI for thousands of PA commercial properties. Assessed values didn't adjust. We find the gap using the income approach — the same method the board of appeals uses.
The appeal process is intimidating, evidence-heavy, and requires an attorney for LLC-owned property. Most owners don't know they're over-assessed, and those who do don't know where to start.
We'll pull your parcel from county records, run the income approach, and email you a 1-page report with the gap percentage and first-year savings estimate. No commitment.
A Pennsylvania-licensed commercial tax appeal attorney files the formal appeal and represents the LLC at the Board of Assessment hearing — required by state law. We handle everything else.
Submit your address. We pull county records, run the income approach, send a 1-page report with your gap and savings estimate.
If the math works, sign our engagement letter and pay the $1,000 case initiation fee. Fully refundable if we decide not to file.
We prepare the evidence packet. Our partner attorney reviews, signs, and files the formal appeal with the Board of Assessment Appeals.
Attorney represents your LLC at a 15-minute hearing. We prepare them with your full evidence package. You don't need to attend.
When the favorable decision is issued, you pay us 30% of projected year-one savings. Your $1,000 is credited back.
The $1,000 is how we pay filing fees, evidence preparation, and attorney retainer. It gets credited back against your contingency on a win.
Optional 20% contingency on years 2 and 3 if the reduction holds.
Running a commercial tax appeal takes real work before we know the outcome: a $100 county filing fee, 8-12 hours of evidence preparation, and a partner attorney who needs to be retained to review and file. The $1,000 keeps us honest about which cases we take. On a win, you're effectively paying $0 out-of-pocket because we credit the full amount back against our 30% contingency.
If the property is owned by an individual in their own name — yes, you can file pro se. For LLC-, LP-, or corporate-owned property (most commercial), Pennsylvania law requires an attorney to represent the entity at the Board of Assessment Appeals. You can hire one directly, typically for a $2,500-$5,000 flat retainer. Our model is usually cheaper — we handle the evidence work, our attorney partner is already retained, and you only pay more than the $1,000 if we win.
We work with Pennsylvania-licensed attorneys who specialize in commercial property tax appeals. Each client gets a partner attorney assigned on engagement — we'll introduce you before filing. The attorney is retained by the engagement agreement, so they represent you, not us, at the hearing.
Montgomery County commercial appeals filed by August 1, 2026 are typically heard October-December 2026, with decisions issued December 2026-February 2027. Your reduced assessment takes effect for the 2027 tax year. County portion of the reduced bill arrives March 2027; the larger school district portion arrives July 2027.
At the Board of Assessment Appeals level, appeals have a high settlement rate (typically 60-75% of filed cases see some reduction). If the BOA denies the appeal outright, we can escalate to Court of Common Pleas for a larger case — but that's a separate decision, usually made only when the potential savings exceed $50K/year. If we lose and don't escalate, you owe no contingency. We retain the $1,000 to cover sunk costs.
Reduced assessments typically stay in place until the next county reassessment, which in MontCo happens every 3-5 years. Our engagement letter includes an optional 20% contingency on years 2 and 3 if the reduction holds — which it usually does. You can opt out of that at signing.
We pull the full county assessment roll, cross-reference with current commercial real estate market cap rates and building-level rent benchmarks, and calculate the income-approach market value. When assessed-value-divided-by-CLR is materially higher than the income-approach market, the property is a candidate. The methodology mirrors what the BOA itself applies — we just apply it at scale instead of one parcel at a time.
No. It's an explicit right granted by Pennsylvania's 72 P.S. § 5350 (the assessment appeal statute). Taxpayers have an annual right to appeal their assessment. We're just making it easier to exercise that right — same as a tax appeal attorney, with more data and better pricing.
Takes 2 minutes to check your property. We'll email your gap estimate within 24 hours — no sales calls unless you ask.