Park City · Summit County · Since 2011
Over the 2024 and 2025 tax seasons, 112 appeals were handled with 109 successful outcomes for Park City and Summit County property owners. In 2025 alone, those appeals produced $28,582,854 in value reductions and $128,138 in tax savings.
2024 + 2025 Tax Seasons
2025 Average Reduction
$635,175 average across 45 successful 2025 appeals
Successful outcomes
three losses across two seasons
2025 value reductions
$28,582,854 in assessed value
2025 tax savings
$128,138 returned to homeowners
In 2024, 66 appeals were handled and 64 were won — a 97% win rate. In 2025, 46 appeals were handled and 45 were won, with one loss involving a 21-lot subdivision. The largest single 2025 reduction was $2,206,649; the highest tax savings on a single appeal was $11,210; the highest in 2024 was $15,854.
Recent highlights · 2025
A representative slice of the 2025 season — the cases where the assessor's mass-appraisal model was the furthest off the market.
Why owners hire this service
Successful appeals in Park City rely on market-supported valuation — and a case the county will actually concede on.
Summit County uses broad mass-appraisal models. Those models over-apply premiums on ski-in/out, custom builds, and luxury neighborhoods where no two properties are truly comparable. Your appeal has to speak the county's language while pointing at the actual market.
Every appeal is built around recent comparable sales, $/sqft analysis, and disparate-or-unequal treatment under Utah Code 59-2-1006(4). That's why the success rate holds at 97% — appeals only get filed when I'm confident of a successful outcome.
You pay only when an appeal produces a tax reduction. The review before filing is at no cost and no obligation.
About me
My name is Steve Ryan, principal of PBI, Inc. I've lived in Summit County since 1989 and spent 30 years as a general contractor building custom and spec homes before retiring from construction in 2023. I maintain an active real estate license with Equity Real Estate, Luxury Group, mainly to support my tax appeal work and occasionally help a friend or family member with a sale.
In 2011, when the market was still soft and assessor values lagged behind, I began handling property tax appeals for Summit County property owners. I worked appeals through 2014, then set the business aside as my construction work took off. After retiring from construction in 2023, I went looking for the next project. The post-COVID rush had cooled, and the rolls were once again carrying properties whose assessments no longer matched the market.
In 2024, I built a proprietary program that scans the Summit County tax rolls, compares each property to recent sales, and flags those likely to succeed on appeal. This isn't a generic AI program that's correct only 70% of the time — it implements the same system I've used since 2011: research county records and MLS first, then contact owners only when the numbers clearly support a reduction. The difference now is scale: every property record in Summit County is analyzed and scrutinized.
More than 35 years in Summit County real estate and construction has given me practical perspective, deep knowledge, and a strong feel for the local market.
How the appeal process works
Your property has been reviewed and has been identified by our proprietary software as being overvalued.
Representation — form authorizing PBI to file the appeal on your behalf. Fee — form agreeing to 35% of realized savings on a successful appeal. No fee if no savings.
Comparable sales, $/sqft analysis, and the basis-of-appeal argument under Utah Code 59-2-1006(4). The county sees the same data they use — applied correctly.
The appeal is filed within 24 hours of engagement. The county's filing window runs August 1 through September 15. You don't need to attend the hearing — I handle the negotiation directly.
You receive an updated assessment notice. The fee is due upon receipt of the notice — 35% of the first year's tax savings. No savings, no fee.
Neighborhoods & communities worked
Frequently asked questions
Yes. Every Summit County homeowner has the right to appeal their assessed value through the Board of Equalization between August 1 and September 15 each year. Once that window closes, the assessment is locked for the following tax year.
In 2025, reductions ranged from 2% to 30% of assessed value. The average successful 2025 appeal reduced assessed value by $635,175. The amount of savings the letter mentions is not guaranteed but should be deemed as accurate.
When supported by accurate market data and a strong basis of appeal, yes. The hardest part is that Utah is a non-disclosure state — sale prices are not publicly available, so most homeowners can't access the data they need to prove over-assessment on their own. That's the work this service does.
The review and analysis are free. Appeals are taken on a contingency basis — 35% of the first-year tax savings. If the appeal isn't successful, you owe nothing. No upfront cost, no retainer. Payment is due upon receipt of the 2026 final notice with adjusted valuation.
You will be sent two documents for your review and signatures. Any information you can share about your property also helps — square footage, number of beds and baths, fireplaces, garage count, and overall condition. Everything else (comparable sales, $/sqft analysis, and the basis-of-appeal document) is gathered from the county's records and the Park City MLS.
No. The Summit County Board of Equalization accepts written evidence packages, and I handle the negotiation with the assessor's office directly. You receive an updated assessment notice once the case closes.
I've reviewed your assessment. The numbers point to a winning appeal — reach out and we'll walk through it.
Phone
Please refer to the number listed on your letter for direct contact. I do not publish my direct line publicly to keep communication focused on qualified property owners.
Service area
Summit County, Utah · Park City and surrounding
Appeal window
August 1 – September 15 · annually
Fee
35% of realized savings · no savings, no fee · contingency basis
One window per year. Once it closes, the assessment is locked for another twelve months.
Request my property tax review