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As Congress faces mounting deficits and state legislators struggle with shrinking coffers, local tax collectors have something to smile about: Rising property values can automatically push up property-tax revenues. Property-tax bills are based on two things: your home's assessed value and the local property-tax rate. As home values soar across the nation -- the median price of existing homes jumped 10.1% between the third quarter of 2002 and the same period in 2003 -- property-tax bills increase even if tax rates don't. That's all the more reason to make sure you're not over-assessed.

1| Look for obvious errors in the description of your house in the official records, such as incorrect age, square footage, condition or acreage. If you find a mistake, document it with blueprints, surveys, photographs and inspection reports.

2| Compare the assessed value of your house with the assessments on similar homes in your neighborhood. This is public information and is available at Web sites such as www.domania.com or at your local property tax assessor 's office.

3| Ask a real estate agent or your assessor for a list of all sales within the past six months in your neighborhood. Identify three to six homes that are similar to yours and located near your property. Ask if any sales were the result of unusual circumstances, such as a property exchange or a sale among relatives (assessors might throw these comparisons out).

4| Look for differences in lot size, floor plans, view and proximity to adverse factors (such as a noisy superhighway) that could influence value. Although only closed sales matter when determining comparable value, visit open houses regularly in your area so you know how they compare with yours.

5| Take a copy of your purchase contract to any hearing and, if possible, copies of property-record cards for your house and comparable ones.

6| Take photos of your house and comparables -- and swallow your ego. You want to show your house's warts, such as foundation cracks or a sagging deck. Conversely, show what makes your neighbors' homes shine. But don't get carried away with photos, or you'll bore the board.

7| Get a copy of your most recent home appraisal, which was probably done in connection with a mortgage. If it was for a refinance, you might want to pay to have your house appraised again. In a refinance, some appraisers have been known to underestimate market values. Review boards know this.

8| Check for special homestead exemptions or tax reductions for the disabled, senior citizens, veterans and low-income homeowners. Historic or energy-conserving buildings may get a break, too. Make sure you include all the breaks you deserve.

9| Calculate and put in writing the reduction you believe you are entitled to, along with your reasons.

10| Don't let a technicality doom your cause. Use whatever forms your jurisdiction requires and meet all deadlines. It's also a good idea to watch the review board in action in advance, so you get a feel for the kind of approach the members like and the evidence they require.

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