Commercial tax appeal — lead intelligence

Pre-qualified commercial appeal leads. Court-grade evidence, in any US county.

Pre-qualified leads with a 48-month no-county-activity guarantee. We pierce LLCs, skip-trace owners, and ship court-grade evidence screenshots. You file the appeals. You keep the fees.

Instant access to 10 sample MontCo properties — 3 Premium, 3 Standard, 3 Economy, 1 Disqualified (the institutional kind we filter out). No credit card. · County overview · Book a call

✓ 48mo no-activity guarantee · ✓ LLC pierce + skip trace included · ✓ Free lead replacement

Sample Property · Montgomery County

2847 Commerce Boulevard

King of Prussia, PA · Parcel 58-00-03291-00-8

+33.2%

Gap

County assessed

$2,840,000

Market value (AVM)

$2,132,000

Market anchor +$708,000 over-assessed

Evidence packet

3 industrial comps within 2.1 mi, +/-25% sqft, sold in last 14 mo -- median $2.18M
Income approach: $11.50/sqft NNN vs county's implied $15.20/sqft
MontCo CLR 0.3076; assessed value implies $3.25M market — income approach says $2.5M

Mill rate

31.8

Projected Y1 savings

$22,514

The problem with every other lead list

Most "over-assessed" leads have already been appealed.

The county already touched them.

43% of the qualified-on-paper commercial pool in Montgomery County had an appeal, court stipulation, reassessment, or other county event in the last 48 months. Those owners aren't sitting around. They've already won — or are mid-fight.

ii.

The leads aren't reachable.

Half are owned by LLCs that don't pierce cleanly. The other half have stale owner contact info from PropWire. Your sales rep makes 200 calls, books one meeting.

iii.

"Premium" lead lists are PropWire dumps.

Most vendors pull PropWire, slap a price on it, and ship. Same dataset every appeal firm in your county is working from. No filter cascade. No evidence trail. No moat.

The funnel — every filter visible

Here's what it looks like in MontCo: 1,605 → 60 Premium.

Six filters. Each one removes a class of property that wastes your sales rep's time. The output is the only commercial lead list in your county with a 4-year no-county-activity guarantee.

Montgomery County, PA — May 2026

Commercial properties in PropWire 1,605 ↓ Office + Retail only (excluded industrial, MF, mixed-use) 1,305 ↓ Over-assessed (income approach beats county roll) 1,203 ↓ $50K+ annual savings floor (per Hoegen/Liodice methodology) 129 ↓ Complex/institutional excluded (no Merck, malls, hospitals) 105 ↓ 48 months no county activity (the guarantee) 105 → 60 = Premium tier delivered list 60

Every filter is visible on your dashboard. Toggle any of them off to see what was excluded and why. Each property in the delivered list carries a PNG screenshot of the county's own assessment-history page — court-grade evidence.

Filter i — iii

Property class + savings floor.

Office + Retail only. Income approach beats county assessment. $50K+ annual savings (anything below doesn't math against the 2-3yr appeal timeline).

Filter iv — v

Complex exclusion.

Hard-excludes hospitals, universities, government, religious. Excludes F500 corporate campuses (Merck-scale) and mall-scale retail (>500K sqft or owned by Simon/Brookfield/PREIT). These pools have in-house tax counsel — they don't engage outside firms.

Filter vi — the moat

48 months no county activity.

Every Premium lead has zero appeals, court stipulations, reassessments, additions, renovations, demolitions, or subdivisions in 48 months. Backed by per-property screenshot of the county's own assessment-history page.

Want the full math? Read our methodology — CLR, income approach, mills, validated to 0.11% median error vs actual tax bills →

What's in every Premium lead

Court-grade. Contact-ready. Defensible.

48-month guarantee

The Premium moat. No county assessment activity in the last 4 years — verified per property against the county's own portal.

LLC pierce + skip trace

Premium tier bundles human owner attribution + phone + email + LinkedIn. Where the LLC pierces, you reach a real person.

Per-property PNG evidence

Rendered screenshot of the county's own assessment-history page. Your sales rep can pitch the owner with proof.

Income approach + comps

Per-property submarket × class × size × vintage matrix. Defensible in Common Pleas. 3-5 sales comps per property as supporting evidence.

Evidence packet

Formatted appeal narrative + county screenshot + comp ranking. Premium-tier leads include the packet. Standard/Economy: $30 each.

Inventory visible up front

Every filter that produced your list — visible on the dashboard. Toggle any filter to see what was excluded and why. No black box.

AI agent included

Per-property chat. Recompute the valuation with your own cap rate, rent, vacancy. 50 conversations/week per firm included. $200/mo unlimited.

Free lead replacement

Wrong owner / wrong type / savings outside tolerance / activity-clean violated / Premium-LLC-and-skip-both-empty — we swap from reserve. 60-day window on Premium & Standard, 30-day on Economy. Replacement only — no refunds.

About

Built by someone who knows qualified leads.

OverAssessedRE is built by Steven Ellis. For years, I've helped companies scale with qualified, data-driven leads -- building the systems that identify opportunities others miss.

Tax appeal firms are sitting on a goldmine they can't see. County assessment data is public. Market valuations are computable. The gap between the two is where your next 100 cases live. I built OverAssessedRE to surface that gap -- so your firm can focus on filing and winning, not prospecting.

[email protected]

FAQ

What attorneys ask before they buy.

How do you determine over-assessment?

We cross-reference county assessed values against market valuations using AVM models, income approach analysis, and comparable sales data. Properties must show a 20%+ gap between assessed and market value to make the list. Every flag includes the methodology so you can validate before outreach.

How current is the data?

Each package uses the current assessment year. The data pull date is included in the summary brief, along with the assessment year and appeal deadline for the county. You'll know exactly how fresh the numbers are.

What if some leads aren’t actionable?

Reject up to 25% of any batch — property is exempt, owner just sold to a related party, sqft data is wrong, savings outside tier tolerance — and we swap each rejected lead 1:1 for a fresh one from the same county queue. 60-day window on Premium & Standard, 30-day on Economy. Replacement only — no refunds. The 25% cap matches the structural false positive rate documented in our methodology.

Can I see leads before I buy?

Yes. Sign up free above to get 10 sample MontCo properties loaded into your dashboard immediately — 3 Premium, 3 Standard, 3 Economy, plus 1 Disqualified (an institutional property we filter out, so you can see how the screening works). No credit card. Magic-link delivery.

What's the savings tolerance per tier?

If our claimed Y1 savings is materially off from the appeal outcome, the lead is replaced. Premium tolerance is ±20%, Standard is ±30%, Economy is ±40%. Tighter than industry-standard commercial AVM bands (typically 30%+) because we use income-approach valuation calibrated to zone-specific rents and cap rates, validated against arm's-length comps within a 1-mile / 90-day window.

Do you file the appeals?

No. We provide the intelligence -- you're the attorney. Your relationship with the property owner, your fee structure, your practice. We surface the opportunities; you handle the legal work.

What data sources do you use?

County assessment records (public data), automated valuation models (AVMs) for market value estimates, and income approach analysis for commercial properties. All sources are documented in the summary brief included with each package.

What about appeal deadlines?

Every lead's dashboard view includes the current appeal window and filing deadline for the county it sits in. We only screen counties with open or upcoming windows so you can act on the data immediately.

Per-lead pricing · any US county

Three quality tiers. Pick your counties, we deliver.

We screen any commercial property tax county in the US on demand. Sample dashboard delivered within 5 business days of you naming your targets. Free lead replacement, no refunds.

Premium

$85/lead

$50K+ Y1 savings · 48mo-clean · PNG evidence · ±20% tolerance

Standard

$55/lead

$25K-$50K · 36mo-clean · ±30% tolerance

Economy

$25/lead

$10K-$25K · 24mo-clean · ±40% tolerance

See full pricing & tier matrix → · Buying 50+ leads/month? Book a volume call →

Any US county · sample in a week

Ready to see your county?

Tell us your target counties. We deliver a tier-graded sample dashboard within 5 business days. No package commitment — pay per lead, replace on misses, scale via volume pricing.

Get 10 Free Samples Book a 15-Minute Call