Texas homeowners can protest property tax appraisals if they believe their market value is too high. The deadline is May 15 or 30 days after receiving your notice (whichever is later). Key steps include filing a protest, gathering evidence like comparable sales and repair estimates, attending an informal hearing, then attending a formal ARB hearing if needed. With proper preparation and evidence, homeowners can successfully reduce their tax burden.
- File by May 15 or 30 days after notice. Missing this deadline means waiting until next year
- Gather strong evidence. Properly adjusted comparable sales, repair estimates, recent appraisals if available, and property condition documentation
- Attend hearings prepared. Informal meetings resolve many of cases before formal ARB hearings. Prepare thoroughly for both.
- Appeal options exist. District court, binding arbitration, or SOAH for certain properties
Bottom line: Protesting annually can compound savings over time, as each reduction lowers next year’s baseline appraisal. Professional tax protest companies can make the process stress free while ensuring a fair tax appraised value every year.
Texas property taxes continue climbing, with many counties seeing dramatic increases that shock homeowners when October tax bills arrive. The good news? Texas law provides homeowners with a $100,000 exemption on a residence homestead for school district taxes, and you have the legal right to challenge your property’s market value through the protest process.
Recent legislative changes have made property tax relief a top priority. Texas lawmakers plan to put $51 billion toward cutting property taxes over the next two years, including proposals to increase the homestead exemption from $100,000 to $140,000 pending voter approval in November 2025. Understanding how to navigate the protest process ensures you’re not overpaying while these broader reforms take effect.
Whether you’re a first-time protester or looking to refine your approach, this comprehensive guide covers everything from filing deadlines to ARB hearing strategies to help Texas homeowners successfully navigate the property tax protest process every year.
What Is Property Tax Protesting in Texas?
Property tax protesting is your legal right to challenge the market value that your county’s central appraisal district (CAD) places on your property. You may protest if you disagree with the appraisal district value or any of the appraisal district’s actions concerning your property. When you protest, you’re essentially arguing that your property’s tax appraised value is higher than what it should be based on current market conditions.
The process exists because mass appraisals conducted by county appraisal districts can’t account for every unique characteristic of individual properties. Your county appraiser must evaluate thousands of properties annually, often relying on automated valuation models and drive-by assessments that may miss important details about your specific property’s condition or location factors.
Texas has some of the highest property tax rates in the United States, with an average effective rate of 1.63% compared to the national average of 0.90%. Each successful protest not only reduces your current year’s taxes but also establishes a lower baseline for future appraisals, creating compounding savings over time.
2025 Texas Property Tax Protest Deadlines & Timeline
Understanding the protest timeline is crucial for protecting your rights. Missing key deadlines means waiting an entire year for your next opportunity to challenge an unfair appraisal.
Notice of Appraised Value
Appraisal districts send notices in April, typically by April 1 for residence homesteads. This notice contains your property’s estimated market value for the current tax year. Review your notice immediately upon arrival and compare the new value to previous years to identify significant increases that may warrant a protest.
Filing Deadline
The deadline for filing a protest is May 15 or 30 days after the notice was delivered, whichever is later. This 30-day period begins when the appraisal district mails your notice, not when you receive it, so acting quickly protects your rights.
Hearing Timeline
- June: Informal hearings typically occur, where you can negotiate directly with appraisal district staff. Many successful protests are resolved at this stage, making thorough preparation essential even for informal meetings.
- July: Formal ARB hearings take place if informal resolution isn’t reached. These hearings follow structured procedures and typically last 15 minutes, requiring concise, well-organized presentations.
- August: ARB decisions are finalized and results posted. Successful reductions at this stage become the baseline for next year’s appraisal, creating ongoing benefits.
Tax Bills and Payment
- October: County taxing entities set their tax rates for the year. These rates are applied to your final appraised value to calculate your actual tax liability.
- November: Tax bills arrive reflecting your final appraised value after any protest reductions. This is when you’ll see the concrete savings from your successful protest efforts.
- January 31: Property taxes are due. Payment is required regardless of any pending judicial appeals, though only the undisputed portion must be paid during active court cases.
What Are Valid Reasons to Protest Your Property Taxes?
You may protest if you disagree with the appraisal district value or any of the appraisal district’s actions concerning your property. The most common and effective grounds for protest include:
Market Value Too High
This is the most frequent basis for protest. You can argue your property’s tax appraised value is higher than what it would actually sell for in the current market. Supporting evidence includes recent comparable sales (properly adjusted), current market conditions, and property-specific factors that may negatively impact value.
Unequal Appraisal
For typical residential property, checking “incorrect appraised (market) value and/or value is unequal compared with other properties” will allow you to present the widest types of evidence and preserve your full appeal rights. This means your property is appraised higher relative to similar properties in your area.
Property Condition Issues
Damage or defects that occurred before January 1 of the tax year can support a protest. This includes major issues like foundation problems or roof damage.
Appraisal District Errors
If the appraisal district failed to provide required notices or made procedural errors, you can protest on those grounds. However, simple data errors like incorrect square footage or bedroom counts aren’t grounds for protest – these can be corrected by contacting your appraisal district directly.
For more detailed guidance on valid reasons to protest property taxes, consider reviewing specific scenarios that strengthen your case.
The Texas Property Tax Protest Process: Step-by-Step
Step 1: File Your Notice of Protest
You should file Form 50-132, Property Owner’s Notice of Protest with the ARB. Many appraisal districts now offer online filing options, which provide immediate confirmation and easier case management.
When completing your protest form, pay careful attention to Section 3 (Reasons for Protest). The reasons you select influence what evidence you can present and your appeal options later. For maximum flexibility, check both “incorrect appraised (market) value” and “unequal appraisal.”
Step 2: Request Appraisal District Evidence
Once you have filed your protest, you may request a copy of the evidence used to determine your protested property’s appraisal value. The request must be made in writing at least 15 days prior to your protest hearing. This evidence typically includes comparable sales data, property characteristics, and valuation methodologies used by the appraiser.
Step 3: Gather Your Supporting Evidence
Prepare your documentation, such as recent sales data, repair estimates for major issues on your property, and evidence of any inaccuracies in the appraisal, to strengthen your case. Strong evidence includes:
- Comparable sales data: Recent sales of similar properties, properly adjusted for differences
- Professional reports: Engineering reports, appraisals, or contractor estimates for needed repairs
- Market analysis: Evidence of declining market conditions or neighborhood factors
Step 4: Attend the Informal Hearing
In Texas, many residential property tax appeals are resolved at the informal hearing stage, allowing homeowners to avoid the more formal ARB process.
This meeting with an appraisal district staff member typically lasts about 15 minutes. Come prepared with all your evidence organized and ready to present. The appraiser may offer a settlement value lower than their original appraisal if your evidence is compelling.
Step 5: Attend the Formal ARB Hearing (If Needed)
If the informal hearing doesn’t resolve your protest satisfactorily, you’ll proceed to a formal hearing before a three-member Appraisal Review Board (ARB). Most hearings are allotted 15 minutes. It is very important to prepare a simple, well-organized presentation.
During the hearing, you have the option to present your evidence first or allow the appraisal district to go first. Both you and the appraisal district representative will have opportunities to present evidence, examine witnesses, and state your opinion of the property’s value. After both sides have presented their cases, you can cross-examine the district’s appraiser and their witnesses. The ARB panel may ask clarifying questions before deliberating and issuing their written decision.
Evidence Requirements for a Successful Property Tax Protest
Building a compelling case requires understanding what evidence the ARB finds most persuasive. Quality trumps quantity – focus on the strongest arguments rather than overwhelming the board with marginally relevant information.
Comparable Sales Analysis
Recent sales of similar properties form the foundation of most successful protests. However, avoid the common mistake of simply pointing to neighboring properties with lower values. The appraisal process considers dozens of factors and makes adjustments for differences between properties.
When selecting comparables, ensure they’re truly similar in size, age, condition, and location. Document any adjustments needed for differences like lot size, square footage, or amenities. Properties that sold 6-12 months ago generally carry more weight than older sales.
Professional Documentation
Third-party professional opinions carry considerable weight with ARB panels. Consider:
- Recent independent appraisals from certified appraisers
- Engineering reports documenting structural issues
- Contractor estimates for needed repairs
According to Tax Code Section 41.43 (a-1), if your home has a market or appraised value of $1 million or less as determined by the appraisal district, you can file with the ARB an appraisal done by a certified appraiser. This elevates the burden of proof standard the district must meet to maintain their valuation.
Understanding the ARB Hearing Process
The formal ARB hearing follows specific procedures designed to ensure fairness for both taxpayers and appraisal districts. Understanding these procedures helps you present your case effectively within the time constraints.
Hearing Structure
The ARB or panel chairman starts the hearing, announces the protest number and other identifying information, verifies ARB members haven’t communicated about the protest, requires all evidence to be provided, and swears in witnesses.
The property owner typically presents their case first, followed by the appraisal district representative. Each side can cross-examine the other’s witnesses and present rebuttal evidence. The hearing concludes with closing arguments from both parties.
Presentation Best Practices
Successful ARB presentations share common characteristics:
- Stay factual: Emotional arguments or baseless claims will have no bearing on the decisions of an ARB, whose job is to certify the value on your home based on what the market dictates
- Organize evidence clearly: Bring enough copies for all board members and the district representative
- Respect time limits: Most hearings are limited to 15 minutes total
- Address board questions directly: ARB members may ask for clarification on your evidence or methodology
What Not to Do
Avoid these common mistakes that can undermine your case:
- Don’t make it personal or emotional
- Don’t argue about tax rates (ARB has no control over these)
- Don’t complain about government spending or politics
- Don’t simply state the appraisal is wrong without supporting evidence
While these guidelines focus specifically on ARB hearing presentation, successful property tax protesting requires avoiding pitfalls in presentation as well as throughout the entire process. Beyond hearing-specific missteps, many homeowners make fundamental errors that can undermine their protest before they even reach the ARB stage. We’ve touched on a few already, but here are five of the biggest errors to avoid.
5 Common Property Tax Protest Mistakes to Avoid
1. Missing the Filing Deadline
The May 15 deadline is absolute. Missing this deadline will result in you losing your right to protest your property’s taxable value. Mark your calendar as soon as you receive your notice of appraised value, and file early to avoid last-minute complications.
2. Comparing to Neighbors Without Proper Adjustments
Simply pointing to a neighbor’s lower value isn’t sufficient evidence. The appraisal process considers dozens of variables and makes adjustments for differences. Your comparison properties must be truly comparable, and you must account for any differences in size, condition, location, or amenities.
3. Focusing on Interior Improvements
Kitchen renovations, bathroom updates, and other interior improvements typically don’t impact property tax appraisals unless they add square footage. Focus your evidence on factors that genuinely affect market value, such as structural issues, location factors, or comparable sales data.
4. Submitting Outdated Evidence
The appraisal on your home is as of Jan. 1. The ARB will not consider any changes that occurred after that date. Ensure all damage, improvements, or condition issues you’re citing existed before January 1 of the tax year in question.
5. Inadequate Preparation for Hearings
You cannot go to the hearing and just say the appraisal district is wrong. You have to prove that the value is wrong with evidence. Organize your materials, practice your presentation, and prepare responses to likely questions from board members.
For comprehensive preparation strategies, review these 11 tips for protesting property taxes to maximize your success potential.
What Happens After Your ARB Hearing?
The final decision of the ARB is issued in writing and will be mailed to you via certified mail. This decision is binding for the current tax year and will determine your final property tax bill.
If Your Protest Succeeds
When the ARB reduces your property’s market value, you’ll see the impact on your tax bill when it’s issued in October. Any overpayment from estimated taxes paid through mortgage escrow will be refunded. More importantly, the reduced value becomes the baseline for next year’s appraisal, potentially creating ongoing savings.
If Your Protest Is Denied
If you are dissatisfied with the ARB’s findings, you have three options available to you. Each appeal option has specific deadlines and requirements. Importantly, you must pay the undisputed portion of your taxes before the delinquency date during any judicial appeal process to avoid penalties while your case is pending.
Appeal Options Beyond the ARB
District Court Appeals
Any ARB decision can be appealed to state district court, regardless of property value or type. This option provides the most comprehensive review but also involves the highest costs and longest timeline. Court appeals often take 12-18 months to resolve.
Binding Arbitration
If the property is valued at $1 million or less or is a residence homestead, you have the option of appealing through binding arbitration rather than appeal to district court. Arbitration is typically faster and less expensive than court proceedings, with decisions usually rendered within 6 months.
State Office of Administrative Hearings (SOAH)
You may be able to appeal the ARB decision to the State Office of Administrative Hearings (SOAH), if you qualify. This option is available for properties valued over $1 million, where an administrative law judge conducts a hearing to determine the property’s value. SOAH appeals require a $1,500 deposit and have specific filing requirements, but offer an alternative to traditional district court proceedings for high-value properties.
Professional vs. DIY: Making the Right Choice
The decision to handle your protest personally or hire professionals depends on several factors, including the complexity of your case, your available time, and your comfort level with the process. While some homeowners successfully represent themselves, professional representation often delivers superior results and peace of mind.
Benefits of Professional Representation
Property tax professionals bring valuable expertise to every case, regardless of property value. They understand local appraisal district practices, have established relationships with staff appraisers, and know which evidence carries the most weight with ARB panels. Professionals also handle the entire process from start to finish, allowing you to focus on your daily responsibilities while experts work to reduce your tax burden.
Even for straightforward cases, professionals often identify opportunities and strategies that property owners might overlook. Their experience with comparable sales analysis, proper evidence presentation, and hearing procedures frequently results in better outcomes than DIY efforts.
When DIY Might Work
Some homeowners prefer to handle their own protests, particularly when they have sufficient time to properly research and prepare their case. This approach works best for standard residential properties without unique complications where clear evidence exists, such as obvious comparable sales or well-documented property damage.
However, even seemingly straightforward cases can benefit from professional insight. What appears to be a simple protest may involve nuanced valuation issues or procedural requirements that impact your success.
Understanding Professional Fee Structures
Most property tax firms work on contingency, typically charging 30-40% of the first year’s tax savings. While this approach seems risk-free, it can create misaligned incentives where firms only pursue cases with obvious potential for large reductions, potentially leaving some properties without full representation.
The most effective firms use a hybrid approach that combines a modest upfront fee with a percentage of savings. This structure ensures every property receives comprehensive representation regardless of initial reduction prospects. The upfront investment, while nominal, demonstrates the firm’s commitment to thoroughly protest your property through the entire process, even when data suggests limited savings potential.
This hybrid model often delivers better overall value because it guarantees complete service rather than selective representation. Firms using this approach are incentivized to pursue every possible avenue for reduction since they’ve committed to full representation from the start. Property owners gain peace of mind knowing their case will be thoroughly investigated and presented, not abandoned if initial analysis suggests modest savings.
When evaluating firms, consider whether their fee structure aligns with providing complete service rather than cherry-picking only the most promising cases. The most successful outcomes often come from firms that commit to full representation regardless of initial savings projections, since going through the full protest process is the only way to know how much you can truly save.
For guidance on choosing a property tax protest company, consider factors like experience, success rates, and fee structures that align with your goals.
Take Action on Your Property Tax Protest
Property tax protesting in Texas isn’t just a right – it’s a valuable tool for managing one of your largest annual expenses. With recent legislative changes providing additional relief through increased homestead exemptions and the ongoing protest process offering case-by-case adjustments, homeowners have multiple avenues for reducing their tax burden.
The key to successful protesting lies in understanding deadlines, gathering compelling evidence, and presenting your case professionally. Whether you choose to handle the process yourself or work with professionals, taking action annually can create compounding savings that add up to thousands of dollars over time.
Remember that each successful protest not only reduces your current year’s taxes but also establishes a lower baseline for future appraisals. In a state where property values continue rising rapidly, this ongoing benefit makes the protest process increasingly valuable for long-term tax management.
For additional strategies beyond protesting, explore our definitive guide to lowering property taxes to maximize your overall tax savings.
Ready to challenge your property tax appraisal? Home Tax Shield takes the complexity out of the protest process, handling everything from evidence gathering to ARB representation. Get started with your property tax protest today and let our experienced professionals fight for the fair market value you deserve.
Frequently Asked Questions
What happens if I miss the May 15 protest deadline?
The usual deadline for filing a protest is May 15 or 30 days after the notice of appraised value was delivered to the property owner, whichever is later. Missing this deadline generally means you must wait until the following year to protest.
Can I protest if my property value stayed the same or decreased?
Yes, you can protest even if your value didn’t increase. If you believe your property is overvalued relative to current market conditions or comparable properties, you have the right to challenge that valuation regardless of year-over-year changes.
How much can I realistically expect to save through protesting?
Protesting can lead to meaningful reductions in property taxes that compound over time, with successful protests establishing lower baseline values for future years. However, results vary significantly based on your evidence quality, local market conditions, and the accuracy of the original appraisal. Some homeowners achieve larger reductions, while others see no change. Regardless, a full protest by experienced professionals will ensure your taxable value is always as low and fair as possible, which establishes a baseline for each following year.
Should I attend both informal and formal hearings?
In Texas, many residential property tax appeals are resolved at the informal hearing. Attend the informal hearing first, as it resolves many cases without requiring a formal ARB appearance. You’ll only need to proceed to the formal hearing if the informal meeting doesn’t produce satisfactory results.
Do I need a lawyer or professional representative?
In most cases, a lawyer is not needed for property tax protests. Some homeowners successfully represent themselves, while others prefer professional assistance to ensure comprehensive annual representation.
Licensed professionals will complete the entire protest process for you, including attending necessary hearings, making the process stress free and saving you time.