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• Hand-delivered protests must be submitted by 6:00 pm CST on July 1, 2019.
• Protests filed through online filing application must be submitted by 6:00 pm CST on July 1, 2019. (Protests submitted via e-mail must be submitted by 11:59 pm CST on July 1, 2019).
• Protests submitted by mail must be postmarked by July 1, 2019.


Step 1:  Fill out the Real Property Valuation Protest Form.

Official protest forms can be found on the Protest Forms page, or you may choose to file your protest online or via email through the Protest Online / By Email page.

Important Dates

July 1, 2019
 - Last day to file a protest.

On or before August 10, 2019
BOE convenes and determines property valuations on protested properties. Results mailed to protesters by August 18, 2019.

September 10, 2019
Deadline to file a protest with TERC.

Please note: The Douglas County Board of Equalization will provide an Optional Supplemental Information Form for your convenience. This form is not required under state law. It is provided as a courtesy to assist property owners in submitting relevant information for review.

Step 2: Gather supporting evidence:

Although a fully completed real property valuation protest form is the only item required, protesters can also submit supporting documentation (if filing online, you will be able to attach supporting documentation).

Examples of supporting documentation/evidence may include, but is not limited to:

• A copy of documentation that shows the property’s selling price if it was recently purchased (i.e. real estate closing statement).

• A copy of a recent professional appraisal – the entire report.

• Information on comparable properties assessed differently than the property owner’s property (the “Valuation Lookup” link at www.dcassessor.org is a helpful resource).

• Recent sales data on comparable properties. (For valuation or sales comparisons, a comparable property is one with similar characteristics located in the same subdivision or market area).

• Any incorrect information on www.dcassessor.org regarding the property. The protester should ensure the County Assessor/Register of Deeds’ (Assessor/ROD) online record does not have incorrect information on the property, such as the wrong square footage. The protester should also contact the Assessor/ROD’s office about discrepancies found online.

• Pictures of the property – including those that show any damage to the property or any part of the property that is not in good condition. If trying to prove the property is in good condition, provide photos that will show that. (It is best to get a close-up photo of the specific area along with a photo showing a wider angle of the area.)

• Professional estimates of needed repair work that would impact the sale value of your property.

• For commercial properties, include documentation with income and expense information.

Please print the parcel number or address of your property on each page of documentation submitted. The parcel number can be found on the Assessor/Register of Deeds' Valuation Notice or in the Valuation Lookup section of the County Assessor/Register of Deeds' web site. 

Please note:

• The BOE cannot accept digital media such as a USB stick, CD, DVD, etc., due to hardware compatibility and cybersecurity concerns. For protesters who wish to submit evidence electronically, it must be done so online, or via e-mail, through the Protest Online/By E-Mail page.

• All documentation provided to the Board of Equalization as evidence becomes public record. This includes photographs, which then become the property of Douglas County.


Step 3: Prepare a copy of documents submitted to the BOE for your own record.  Please note, if the person signing the protest is a person authorized to protest on behalf of the owner, such person shall provide the authorization with the protest. If the person signing the protest is not an owner of the property or a person authorized to protest on behalf of the owner, the county clerk shall mail a copy of the protest to the owner of the property at the address to which the property tax statements are mailed.


Step 4: File your protest.

Your real property valuation protest must be filed/postmarked on or before July 1, 2019. There are no exceptions.

You may mail your protest to, Douglas County Board of Equalization, 1819 Farnam St., Omaha, NE 68183. You may also hand-deliver your protest to the Board of Equalization at the above address between 8:30 a.m. and 4:30 p.m. Monday through Friday. On July 1, 2019, hand-delivered protests will be accepted until 6:00 p.m. CST.

If filing a protest through the online filing process, the protest must be submitted by 6:00 p.m. CST on July 1, 2019.

If filing a protest by email, the protest must be submitted by 11:59 p.m. CST on July 1, 2019.

After July 1, 2019, a protester can only submit additional evidence at a scheduled meeting with a referee. 

Step 5: If a face-to-face meeting was requested, wait to receive a call from the BOE staff, who will schedule your appointment.

Gather personal copies of submitted protest and evidence. If you intend to bring additional evidence, you must arrive a minimum of 30 minutes before your appointment so we can process your additional documentation.

For further assistance, please call (402) 444-6510. 

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