Property tax appeals · condition evidence

The county assumed average condition. You know the real one.

Your valuation came from a spreadsheet and maybe a drive-by. The county probably never saw the soft fascia or the 22-year-old roof. SnapCondition turns your photos into a clear record of what they missed.

Start with your notice I manage rentals

Software you use yourself. You file your own appeal. Not available for Texas properties.

Notice of Appraised Value Tax year 2026
Mailed 03/01/2026
Parcel
089-117-22-0-30-04-011
Property address
1418 SW Elmwood Dr
Class
Residential, single-family
Year built
1974
2025 appraised value$276,900
2026 appraised value $312,400 Condition assumed: average
A 1970s ranch house in early spring with rotted fascia at the eave, bowed siding on the garage wall, a cracked driveway, and a worn roof.
  1. A-1Moderate Fascia and soffit rot, front eave corner Exterior · Trim $2,600
  2. A-2Moderate Bowed vinyl siding, garage side wall Exterior · Siding $3,500
  3. A-3Low Cracked, settled driveway slab Site · Driveway $1,600
  4. A-4High Roof shingles, granule loss and curling Roof · About 22 years old $14,200
4 findings. Estimated repairs: $21,900. Software-generated estimates. Not contractor bids. Each existed on the Jan 1, 2026 valuation date.
Condition ExhibitPrepared by the owner
Valuation date
Jan 1, 2026

1418 SW Elmwood Dr · Parcel 089-117-22-0-30-04-011

Physical Condition and Estimated Cost to Repair

Schedule A. Itemized condition

#ConditionEstimate
A-1Fascia and soffit rot$2,600
A-2Bowed vinyl siding$3,500
A-3Cracked, settled driveway slab$1,600
A-4Roof shingles, granule loss and curling$14,200
Estimated repairs$21,900

Describes physical condition only. Not an appraisal and not an opinion of value. Estimates are software-generated, not contractor bids.

Show the county the house it hasn't seen.

Start with your notice Property managers: request access

What the county doesn't know

Your value was set from a desk.

Counties value thousands of homes at once. They work from records: square footage, year built, recent sales nearby. Condition usually gets one word, and the word is often "average."

The county sees a row. You see the house.

The county's view

AddressSq ftBuiltCondValue
1402 SW Elmwood Dr1,5801973AVG298,700
1410 SW Elmwood Dr1,7021975AVG321,900
1418 SW Elmwood Dr1,6201974AVG312,400
1426 SW Elmwood Dr1,5441972AVG289,300
1434 SW Elmwood Dr1,6601974AVG309,800
Close-up of a rotted, split fascia board with peeling paint and a sagging, water-stained soffit.

Your view

That works fine for a house in average shape. It doesn't for yours if the siding is bowing, the deck is soft, or water gets into the basement every spring.

You've stood in that basement. The appraiser hasn't. Condition is the one thing you know better than the county does. It's also the hardest thing to argue without proof.

SnapCondition gives you the proof: dated photos, a plain description of each problem, and an estimated cost to fix it.

The county has
Square footage. Year built. Sales of nearby homes.
The county guesses
Condition, usually as "average."
You have
The roof, the foundation, the windows, and a phone camera.

How it works

Four steps from notice to exhibit.

  1. 1

    Scan your notice.

    Take a photo of the valuation notice you got in the mail, and SnapCondition reads the address, parcel, county value, and deadline for you to check.

  2. Hands holding a phone up to photograph bowed vinyl siding.

    2

    Snap the condition.

    Walk the property and photograph anything worn, broken, or past its useful life. Take a wide shot, then a close-up.

  3. 3

    Review the itemized list.

    Each photo becomes a line item with a description, a severity, and an estimated repair cost that you can edit, keep, or throw out.

  4. A printed condition report on a meeting-room table.

    4

    Bring the exhibit.

    Print the finished condition exhibit, or save it as a PDF, and file it with your appeal the way your notice tells you to.

    You file the appeal yourself, or your authorized agent does. SnapCondition doesn't file for you.

Where this came from

It started with one house and 52 pages.

Mark Fletcher photographed every problem in the house and turned it into a packet for the county. An appraiser reviewed it in person.

When my valuation notice came, the number didn't describe the house I live in. The county hadn't done anything wrong. It just hadn't seen what I see every day: siding bowing off the wall, wood rot creeping along the trim, a list of repairs I'd been putting off for years.

So I walked the house with my phone and photographed all of it. I used AI to itemize what was in each photo and estimate what each repair would cost. It turned into a 52-page packet: photos, line items, cost ranges.

The county appraiser reviewed it with me in person, and my assessed value came down by about $80,000.

That's one owner's result, not a promise. Every house and every county is different. But I learned that condition is the one thing an owner knows better than anyone. SnapCondition is that packet, built so you don't start from a blank page.

Mark Fletcher, founder of SnapCondition

≈ $80,000

Reduction in assessed value on one owner's home. One owner's result. Yours will depend on your property and your county.

The condition exhibit in SnapCondition is modeled on that packet.

A homeowner at a kitchen table reading a valuation notice.

For homeowners

Your first appeal shouldn't feel like a tax return.

You don't need to know appraisal terms or find comparable sales. You need to show what's wrong with the house, clearly and in order.

Most people who appeal have never done it before. The notice is confusing and the deadline is close. SnapCondition keeps the job small: read the notice, take the photos, check the list, print the exhibit.

  • It reads your notice.

    The county value, the parcel number, and the appeal deadline are pulled from the notice for you to check. You don't retype them.

  • It knows what to look for.

    Roof, siding, foundation, windows, plumbing, wood rot. Each photo becomes a plain description of the problem.

  • It puts a cost on each problem.

    Every issue gets an estimated repair cost, estimated from your photos using national repair-cost data adjusted for your county. The estimates come from software, so treat them as a starting point and edit anything that looks wrong.

  • It hands you something clean.

    A condition exhibit with numbered photos and an itemized table. Bring it to the county, mail it, or attach it to an online appeal.

Start with your notice

Kansas and Missouri appeal dates are built in. Always check dates against your notice. In other states, use the dates printed on your notice. Texas properties aren't supported.

For property managers and landlords

Every door has its own tax bill. Now every door has its own condition record.

For people running 5 to 150 single-family homes and small apartment buildings. Document condition once and keep using the record all year, for repairs and for owners, long before any notice arrives.

Each property gets its own assessment and its own deadline. Condition is the part you can actually document. Most of it is already in your field techs' phones, scattered across texts and folders.

SnapCondition gives every property one home for its photos, its open issues, and their estimated costs. When a notice arrives, the evidence is already there.

Request access Book a walkthrough

SnapCondition is invitation only right now. Texas properties are not supported.

Forty doors. One condition record for each.

Field techs snap. Managers build. Owners see theirs.

Field techs snap
Upload photos and notes from turns, inspections, and service calls. The field tech role is built for photos and notes. It doesn't show appraised values, taxes, or savings.
Managers build
Review each issue and its estimate. Track the appeal from notice to decision. Build the condition exhibit.
Owners see theirs
Owners get a read-only view of their own properties only. Owners can review and approve a filing when you ask them to.
Admins run the workspace
Everything a manager can do, plus the team, sign-in, and workspace settings.
PropertyOwnerAppraisedOpen issues
2214 Fairway DrOkafor Holdings LLC$231,4003
907 Linden Ave, 4 unitsLindqvist Rentals$612,0005
3310 Holmes StOkafor Holdings LLC$188,9001
45 Juniper Ln, duplexParr Family Trust$274,5002

This role doesn't show appraised values, taxes, or savings.

A field technician in a vacant rental unit photographing a water stain on the ceiling with a phone.

A deadline calendar

March 2027

Filing deadlines, hearings, and scheduled repairs on one calendar.

Repair tracking

  • Roof replacement2214 Fairway Dr$14,200Scheduled
  • Gutter re-hang907 Linden Ave$850In progress
  • Foundation crack seal45 Juniper Ln$1,700Repaired

What it does the rest of the year.

  • A condition record for every property. Photos, documents, and issues in one place. The camera's capture date is kept with each photo and can't be edited.
  • Itemized repair estimates. Quantities, units, and unit prices. Use your own price list, set your overhead and contingency, and confirm any suggested rate before it counts.
  • Repair tracking. Open, scheduled, in progress, repaired. Safety and habitability issues are flagged so they get fixed first. The photos stay as a record after the repair.
  • A deadline calendar. Filing deadlines, hearings, and scheduled repairs on one calendar. Add it to Google or Outlook with one file.
  • An appeal board. Every property's appeal on one board, from gathering evidence to owner approval, filed, and resolved.
  • A portfolio map. See every property on a map, colored by appeal stage or condition.
  • Bulk import. Bring your properties in from a spreadsheet. Owners are matched by name.
  • Documents in one place. Notices, contractor bids, repair invoices, inspection reports, and county decisions, filed by property.
  • Valuation-date checks. The county values a property as of a set date. SnapCondition asks whether each issue existed on that date and leaves out the ones that didn't.
  • Your letterhead. Exhibits carry your company name and address, and your license numbers if you file as the owner's agent.
  • Team sign-in. Invite links, emailed sign-in codes, passkeys, and Google or Microsoft sign-in. Admins can require company accounts.

The deliverable

One clean document the appraiser can follow.

The condition exhibit lays out what's wrong, where it is, what it would cost to fix, and the photo that shows it. It's built to be read across a desk.

Ruth and Alan Becker1418 SW Elmwood Dr
March 12, 2026
Parcel 089-117-22-0-30-04-011
Tax year 2026

Exhibit A. Supporting evidence.

Physical Condition and Estimated Cost to Repair

Single-family, 1,620 sq ft, built 1974. Valuation date January 1, 2026.

1Summary

The owner photographed the conditions below between March 7 and March 9, 2026. Each existed on the valuation date. The roof covering is near the end of its service life, with granule loss and curled shingles across the front plane. Trim at the front eave corner has rotted, and siding on the garage wall has bowed away from the framing.

2Schedule A. Conditions and estimated repair costs

#ConditionLocationSeverityEstimate
A-1Fascia and soffit rotPhotographed Mar 7, 2026. Photo B-1Front eave cornerModerate$2,600
A-2Bowed vinyl sidingPhotographed Mar 8, 2026. Photo B-2Garage side wallModerate$3,500
A-3Cracked, settled driveway slabPhotographed Mar 9, 2026. Photo B-3DrivewayLow$1,600
A-4Roof shingles, granule loss and curlingPhotographed Mar 7, 2026. Photo B-4Front roof planeHigh$14,200
Estimated repairs, Schedule A$21,900

3Schedule B. Photographs

B-1. Front eave corner. Mar 7, 2026
B-2. Garage side wall. Mar 8, 2026
B-3. Driveway. Mar 9, 2026

4Repair estimates beside the county's value

2026 appraised value, per notice$312,400
Estimated repairs, Schedule A (4 items)$21,900
5Owner or authorized agentDate

Describes physical condition only. A condition exhibit is not an appraisal and not an opinion of the property's value. Not legal, tax, or appraisal advice, and not a substitute for the advice of an attorney. Estimates are software-generated, not contractor bids. The owner or the owner's authorized agent files the appeal.

  1. SummaryA few short paragraphs describing the property's condition. The software drafts them. You read them, change what's wrong, and make them your own words.
  2. Schedule A · Conditions and costsEvery issue, numbered, with its location, severity, line items, and estimated repair cost.
  3. Schedule B · PhotographsEvery photo, numbered to match Schedule A.
  4. The mathRepair estimates added up line by line, shown next to the county's value so anyone can check them.
  5. Signature lineSigned by the owner or the owner's authorized agent.

Print it, save it as a PDF, or download the full evidence package: the exhibit, the line items as a spreadsheet, and the original photos. Every exhibit carries the disclaimers in the footer of this page.

A condition exhibit is not an appraisal and not an opinion of your property's value.

Start with your notice

Straight answers

What SnapCondition is, and what it isn't.

SnapCondition is:

  • Software you use to document a property's condition.
  • A way to turn photos into an itemized list of problems with estimated repair costs.
  • A printable condition exhibit you can add to your appeal.

SnapCondition is not:

  • A law firm, an appraiser, or a tax consultant.
  • Your agent or representative. You file, or your authorized agent does.
  • A source of contractor bids. Estimates come from software.
  • A promise that your value will go down. The county decides.

Your photos stay yours.

What we read from your notice stays in your account.
The address, parcel, value, and deadline are saved so you can check them. You can delete them.
Photos are private to your account.
People on your team see them based on their role, and owners see only their own properties. Our staff can look only if you turn on support access, and every view is logged.
Your photos aren't sold or used for ads.
We send them to an AI provider only to analyze them, under a contract that limits how the provider can use them.
Photo dates can't be changed.
The date your camera recorded is kept with each photo and can't be edited.

Pricing

Priced per property, not per result.

What you pay doesn't depend on what the county decides. SnapCondition takes no share of any tax savings.

Homeowner

$29per exhibit, one property, one-time

Everything you need to document one home for one appeal.

  • Notice reading: value, parcel, and deadline filled in for you to check
  • Photo-by-photo itemized issues with estimated repair costs
  • A printable condition exhibit with numbered photos
  • Kansas and Missouri dates built in. Always check dates against your notice.
Start with your notice

Property manager

A year-round condition record for every property you manage.

  • Starter$49per month. Includes an AI usage allowance.
  • Business$2.50per door per month, $199 monthly minimum. Includes an AI usage allowance, API keys, and webhooks.
  • EnterpriseCustomSAML SSO, API keys, and webhooks.

14-day free trial, no card required. AI usage beyond your plan's allowance is billed separately.

  • Team members with roles: admin, manager, field tech, owner, billing
  • Itemized estimates using your own price list
  • Repair tracking, deadline calendar, appeal board, and map
  • Owner review and approval
  • Condition exhibits on your letterhead
  • Spreadsheet import and Google or Microsoft sign-in
Request access Book a walkthrough

SnapCondition is software. It is not legal, tax, or appraisal advice and not a substitute for an attorney. A condition exhibit is not an appraisal and not an opinion of your property's value. Repair estimates are software-generated, not contractor bids. You or your authorized agent file the appeal. Texas properties are not supported.

Questions

Questions people ask before they start.

Still have a question? Email support

Is this legal advice?

No. SnapCondition is software for documenting condition. It doesn't give legal, tax, or appraisal advice. If you want advice about your case, talk to an attorney.

Do you file the appeal for me?

No. You file it yourself, or your authorized agent does, such as a property manager the owner has authorized. Your notice explains how and where to file. SnapCondition gives you the exhibit to include.

Will this lower my taxes?

We can't promise that, and nobody honest can. The county decides. What SnapCondition does is put the condition of your property in front of the person deciding, in a form they can check.

Are the cost estimates real contractor bids?

No. They're estimated by software from your photos using national repair-cost data adjusted for your county. You can edit any of them. If you already have a real bid, upload it and include it with your appeal.

Do I need a contractor or an inspector?

No. You take the photos. If you do have an inspection report or a contractor's bid, it can sit alongside your exhibit.

My property isn't in Kansas or Missouri. Can I use it?

Yes, outside Texas. Kansas and Missouri dates are built in. In other states, you enter the deadline and dates printed on your notice, and everything else works the same. Always check dates against your notice.

Why not Texas?

Texas regulates paid help with property tax appeals, so SnapCondition doesn't support Texas properties.

I already fixed some of these problems. Do they count?

Counties value property as of a set date, often January 1. SnapCondition asks whether each issue existed on that date. Problems that were repaired before it, or showed up after it, are left out of the exhibit.

What happens to my photos and my notice?

Photos are private to your account. To analyze them, we send them to an AI provider under a contract that limits how it can use them. If your company connects its own OpenAI or Anthropic key, that provider's terms apply. What we read from your notice stays in your account so you can check it, and you can delete it.

How long does it take?

That depends mostly on the property. The slow part is walking around with your phone. Reading the notice and drafting the issue list happen while you wait.

Can my field techs use it without seeing tax numbers?

Yes. The field tech role is built for photos and notes. It doesn't show appraised values, taxes, or savings.

Your notice has a deadline

Show the county what it didn't see.

Start with the notice on your kitchen table. Manage rentals? Request access for your team.

Start with your notice Request access