Property taxes are a substantial financial burden for Texas homeowners, averaging approximately 1.60% against a national average of 0.99%. The Lone Star State uses your district’s taxable home value to calculate what you pay in property taxes. However, you do have some control over the market value of your home.
Every homeowner in the state has a right to review their property’s value and file a protest if dissatisfied. A successful property tax protest can help bring down the amount of taxes you pay, thus reducing your financial burden. Here, we’ll take a closer look at the process and essential strategies to successfully navigate a tax protest to potentially save you money year after year.
Overview of Texas Property Tax Protest Process
A Notice of Appraised Value is sent to every Texas property owner in the spring of each year. The notice provides information on the taxable value of your home for that specific tax year. The assessed value is used with the current tax rate to determine how much you owe in annual property taxes. If you disagree with the values presented by your appraisal district, you can file a property tax protest with the Central Appraisal District.
How Will I Know If My Taxable Value Has Increased?
If the appraisal district raises your property value higher than the previous year, they are obligated to send a notice of appraised value within April or May. This notice includes the current market value and the steps to file a protest. Here’s a brief overview of the entire process.
Step 1: Submit a Protest Form
As mentioned, if your property value has increased, you will receive a Notice of Appraised Value between April and May each year. At this point, you have until May 15th or 30 days after the notice was sent (whichever is later) to file a protest form. Fill out Form 50-132 Notice of Protest and provide details of your property as well as a countering value. You should also attach evidence supporting your protest. Submit the completed form at your county appraisal district office. There are online services available with tax experts who can help you through this step and the rest of the process.
Step 2: Attend an Informal Hearing
While the authorities review your case, you might receive a request for an informal meeting where you can discuss the particulars of your property and negotiate a fair appraisal value with your district appraisal official.
Step 3: Attend a Formal ARB Hearing
If you don’t come to an agreement at the informal meeting, you’ll be invited to attend a formal hearing where you present your arguments before the Appraisal Review Board (ARB). Here, you’ll get an opportunity to present evidence and explain why you believe your home is overvalued. You can also point out the specific flaws in the CAD’s appraisal report. The county appraiser can also argue their case and provide countering evidence.
Step 4: The ARB Issues a Determination
The ARB reviews the evidence presented by both parties and provides a final appraisal. This number is entered into the official documents that the County Tax Assessor uses to collect taxes. If you disagree with the ARB’s decision, you can file an appeal at the State Office of Administrative Hearings (SOAH).
Top Strategies for Effectively Protesting Property Taxes in Texas
While not all protests are successful, there are some tactics to improve your chances of a lower taxable value. Here are some strategies you can employ for your property tax protest in Texas.
Strategy 1: Know the Deadlines
By now, you’re aware of the deadline for filing your property tax protest for all Texas counties. To help remember the May 15th deadline, mark it in your calendar or set a reminder within 30 days of receiving your notice of appraised value. Don’t wait until the last minute because many other homeowners are filing the same form, prolonging the timeline of the entire process. File your protest as soon as you receive the notice.
Related: A Texas Homeowners’ Guide to Protesting Taxes: A Step-by-Step Approach
Failure to observe a crucial deadline means missing out on potential savings. Your district might be short-staffed, so there are few exceptions for delayed submissions. You may be allowed to file a late protest if:
- You can provide evidence of a clerical error in the appraisal of your property, multiple appraisals, or an error of ownership.
- You did not receive proper notice of the appraised value.
- You could not file a protest by the deadline due to illness, emergency, or other extenuating circumstances.
- Administrative errors on the part of the appraisal district or taxing authority prevented you from filing a protest on time.
No matter the circumstance, it’s the homeowner’s responsibility to provide good cause for the late submission, which the ARB must evaluate and approve. As you move through the process, you’ll also have scheduled dates to attend hearings. These are just as important. Sometimes, you may fail to attend a scheduled hearing due to work commitments, family responsibilities, and other circumstances.
If you know beforehand that you will miss your hearing, mail a duly filled and notarized affidavit to the appraisal district. The appraisal district will consider your request, and a hearing will be held in your absence. To avoid such hassles altogether, hire a tax protest service to represent you at all hearings.
Strategy 2: Plan Ahead
Better preparation always translates to better results. Before filing a property tax protest, do your homework thoroughly and plan ahead. Research key market trends and gather crucial evidence to support your argument. Here are a few tips to help you stay ahead:
- Provide proof of needed repairs: Due to limited staff, appraisers often use a blanket appraisal system to determine the value of homes in an entire neighborhood. This method can result in overlooking crucial aspects of a property that can reduce its value. If you prove your home needs significant repairs or updates that lower its overall value, you can use this as evidence in your protest. Remember to take photos of relevant parts of your home that need repairs and have copies available for the ARB hearing. Estimates of the cost of repairs are essential when proving your case.
- Gather other crucial evidence: You should also collect other relevant evidence to support your argument that the assessed value is too high. Examples include statements from contractors, independent appraisal reports, engineering reports, sales price documentation, deed records, affidavits, property surveys, and blueprints.
Strategy 3: Stay Updated on the Appraisal and Protest Process
In any tax year, you should stay on top of any changes that could affect the appraisal and property tax protest process. For instance, if a natural disaster damages homes in a specific neighborhood, the affected property owners could be eligible for disaster exemptions.
Related: Homestead Cap in Texas: Your Shield Against Property Tax Hikes
In addition, several bills aimed at improving the property tax system could be brought before the Texas House and Senate. It’s important to stay current with these changes since they could mean significant benefits for you or adjustments to the steps you need to take.
Strategy 4: Stay on Topic
During your hearing, don’t deviate from the topic. Pick out three critical areas of your protest and stick to them. It’s essential that you don’t discuss property taxes as this may signal that you are protesting for the wrong reasons. For example, if you say your property taxes are too high, the appraisal district may conclude you are trying to avoid lawful tax obligations. To avoid such a situation, protest your home’s value, not your tax bill.
Strategy 5: Rely on Professionals
Property tax protests can be a very lengthy and stressful process. Before you take any action, consider seeking the guidance of a professional tax consultant in your area. Experts can help you adequately prepare for the protest and seamlessly navigate the entire process. Top service providers allow you to fill out basic information online and then conduct all necessary procedures for you. They can even send a professional to represent you at all hearings, saving you valuable time, effort, and money.
Tap Into Expert Solutions to Optimize Your Tax Protest
Property value notice is undoubtedly one piece of mail that most Texas homeowners dread, yet it’s unavoidable. With home valuations going up each year, property owners should consider property tax protests to potentially reduce their financial burden. Unfortunately, this process can be tedious and complicated, but you can ease the pain by working with a professional property tax consultant to increase your chances of success.
At Home Tax Shield, we provide solutions that empower property owners across Texas. Our experienced tax professionals employ the power of data science and AI to craft compelling arguments and present evidence that increases your chances of a favorable outcome. Sign up once and we’ll continue to protest property taxes on your behalf every year.