Is Shelby County over-charging you? Check in 10 seconds.
Type your Memphis property address. We compare the county's appraisal to what comparable homes near you have actually sold for, live, and tell you right now whether you look over-assessed. Free, no signup.
How the instant check works
The county's appraisal is often higher than what comparable homes are actually selling for, and that overage costs you every year until someone corrects it.
Enter your address
We find your property on the Shelby County roll and pull its appraised value on record.
We pull live comps
We compare it to recent recorded sales of same-size homes in your ZIP, the strongest evidence a county board accepts.
You see the gap
If your appraisal is above what comparable homes sell for, we show you by how much, then build you a ready-to-file packet, free.
This instant check is a free, informational estimate based on county records and recent comparable sales. It is not legal, tax, or appraisal advice, and we are not attorneys, CPAs, or appraisers. You file and represent your own appeal with the Shelby County Board of Equalization by the June 30 deadline.
Own a rental here? Lowering your assessment is one lever. Having it managed well is another. LPS handles Memphis property management at a flat 8%, or get a free rental analysis on your property.
How Memphis property tax is calculated
Three numbers decide your bill: the county appraisal, the 25 percent assessment ratio, and the tax rate. The appraisal is the only one you can challenge.
County appraised value$200,000
× 25% Tennessee residential assessment ratio$50,000 assessed
× $5.28 per $100 (2025 certified city + county rate)≈ $2,640 / year
The combined rate inside the city is $2.58081 (City of Memphis) plus $2.702382 (Shelby County) per $100 of assessed value at the 2025 certified rates. The rate is set by elected bodies and applies to everyone. The appraisal is set by a mass-appraisal model, misses block-by-block reality, and is appealable every year through June 30. That is why the check above targets the appraisal, not the rate.
Memphis property tax questions, answered
How is property tax calculated in Memphis?
Take the county appraised value of your home, multiply by 25 percent (the Tennessee assessment ratio for residential property) to get the assessed value, then apply the combined City of Memphis and Shelby County tax rate, $5.28 per $100 of assessed value at the 2025 certified rates ($2.58081 city + $2.702382 county). Example: a $200,000 appraisal is assessed at $50,000, which comes to about $2,640 a year inside the city. Homes outside Memphis city limits pay only the county rate plus their own municipality.
How do I appeal my Shelby County property tax assessment?
You file an appeal with the Shelby County Board of Equalization by the June 30 deadline each year. The strongest evidence is recent recorded sales of comparable homes near yours showing the county appraisal sits above market. That is exactly what this free checker looks for, and if you look over-assessed we assemble the comps into a ready-to-file packet for you at no charge.
When was the last Shelby County reappraisal?
2025. Shelby County reappraises every four years, and the 2025 cycle raised values sharply across the county. After a reappraisal is precisely when over-assessments happen, because mass appraisal models miss the block-by-block reality. Assessments set in 2025 carry forward until the next reappraisal unless you appeal.
When are Memphis property taxes due?
City of Memphis property taxes are generally billed after the City Council sets the rate in June and become delinquent after August 31. Shelby County taxes are billed separately by the county trustee. An accepted appeal lowers the assessed value the bill is computed from.
Is this a property tax calculator?
It does more than a flat calculator. A calculator multiplies your assessment by the rate. This tool pulls your actual county appraisal from the Shelby County roll, compares it against recent recorded sales of similar-size homes near you, and estimates the annual savings if a successful appeal brought your value in line with those sales.
What does the free review include?
The instant check shows your county appraisal, what nearby comparable sales suggest the home is worth, and the estimated yearly savings. If you leave your email we build the full evidence packet by hand, formatted the way the county board expects, and re-check your address free every appeal season. You file it yourself and keep every dollar.