Open Book Season
Is Happening Now

Every spring, Minnesota counties open a brief window for property owners to contest their assessments informally — without filing a Tax Court petition. Open book meetings let you sit with an appraiser and review the data behind your assessment. Local boards of appeal and equalization (LBAEs) are a slightly more formal step where you present evidence to a board that can vote to modify the assessment. Neither is binding in the way a Tax Court stipulation is, but both can produce results — and both create a record that strengthens a future petition if needed.

For the 26pay27 tax year, these meetings are happening now. Here's the county-by-county schedule across the metro.

Metro County Schedule — 26pay27

What's Changed in the 26pay27 Assessments

The 2026 assessed values are based on sales that occurred between October 1, 2024 and September 30, 2025. Across the metro, the picture is mixed:

Commercial office continues to decline. Minneapolis office values dropped approximately 9.5% year-over-year, with downtown office down roughly 22% from its pre-pandemic peak. The tax burden is shifting from commercial to residential — residential's share of Minneapolis tax capacity rose from 47% to 53% since 2020. If your commercial property's assessment didn't reflect this decline, it may be over-assessed relative to the market the county is using.

Ramsey County hit an all-time high. Total assessed property value reached $78.12 billion — a $1.4 billion increase — but apartment values actually declined by $66.9 million. If you own apartments in Ramsey County, your assessment should reflect that countywide trend.

Industrial and warehouse markets are segmenting. Modern bulk distribution commands premium pricing, but older, smaller industrial is softening. County mass-appraisal models don't always capture this distinction. See our article on three assessment errors counties make on industrial properties for what to look for.

Open book is not a negotiation — the county decides unilaterally. But it creates a record, and engaging early signals that you're paying attention to the assessment. That matters when you file the Tax Court petition.

How to Engage

Step 1: Review your valuation notice. It was mailed in March. Compare the 2026 EMV to what your property would actually sell for. If the assessment is above market, there's a case.

Step 2: Call the county assessor. Use the contact numbers in the table above. Ask to schedule an open book meeting or an LBAE appearance. Bring data: recent sales of comparable properties, your rent roll, your NOI, anything that shows the assessment is too high.

Step 3: Attend the meeting. Present your evidence. The county may adjust the value on the spot (open book) or vote to modify it (LBAE). If they don't, you have a record of your objection — and you still have until April 30, 2027 to file a Tax Court petition for the 26pay27 tax year.

Step 4: Don't stop here. An open book concession is not a binding settlement. The county can reverse it next year. If your property has a recurring over-assessment problem, a Tax Court petition produces a stipulated value with real precedential weight. The informal processes are a starting point, not an endpoint.