Ever opened your property tax bill and wondered if you’re paying too much? You’re not alone. But many Texas homeowners are discovering they have more control over their property taxes than they realized. In Texas, where property taxes can feel like a financial burden, learning to navigate the protest process could be one of the smartest moves you make as a homeowner.
Every year, thousands of Texas homeowners overpay on property taxes due to inaccurate or outdated property valuations. A well-prepared property tax protest saves money and ensures you’re paying exactly what’s fair. Understanding the protest process can transform your financial outlook and put money back in your pocket. Let’s take a closer look at how it all works.
What Is a Property Tax Appraisal?
Your property tax appraisal is a determination of the market value of your property. It’s used to calculate how much property taxes you will owe on your home each year. The appraisal district in Texas is responsible for sending out notices every year by April 1, or as soon as practical thereafter, if your property’s value increased, if your property was not on the appraisal district’s records in the previous year, or if an exemption was reduced or cancelled for the current year.
If you believe that the property tax appraisal for your property is inaccurate, you can file a protest with the central appraisal district (CAD) to formally challenge this value for your home and argue for a lower tax appraised value.
What If My Property Tax Assessment Is Not Correct?
There are multiple valid reasons to protest your property taxes if you believe your assessment isn’t accurate. The key is identifying which reasons apply to your situation and gathering the right evidence to support your case, including factors that influence property value.
During the protest process, you’ll have the opportunity to present documentation that supports your position, such as estimates of repairs that explain your property’s condition, records of recent sales of similar homes in your neighborhood, or evidence of structural issues that might affect your home’s value.
The Texas Property Tax Code protects your right to ensure your assessment is fair and accurate—you just need to be prepared to make your case with solid evidence.
When Should You File a Protest?
The protest deadline is typically May 15th or no later than 30 days after the appraisal district mailed a notice of appraised value to you, whichever is later. Many notices are mailed in April, so it’s important to check your notice and act promptly. Late submissions are almost never accepted, and missing this window means forfeiting your right to challenge that year’s property tax assessment.
To ensure you don’t miss this critical deadline, mark the date prominently on your calendar, set multiple digital reminders, or consider using an automated property tax protest service that tracks and files your protest annually, taking the burden of remembering and submitting off your shoulders.
Valid Reasons for Filing a Protest
There are several grounds for protesting your property tax assessment. The key is identifying which reasons apply to your situation and gathering the right evidence to support your case. Common reasons include:
- You believe the market value of your home has been assessed too high compared to similar properties in your area
- Your property has damage, needed repairs, or other conditions that negatively impact its value
- Your home’s value increased significantly from the previous year and you have evidence to show the increase isn’t justified
- Market conditions in your neighborhood have changed in ways that affect property values
- You have documentation showing your property’s unique characteristics or location factors that reduce its value compared to nearby homes
Factual errors in your property details (e.g., square footage, number of bedrooms/bathrooms, year built, etc.) can be corrected using the Property Owner’s Motion for Correction of Appraisal Roll form and are not part of your protest. You should still file a separate protest to ensure your overall valuation is fair.
The correction form only fixes incorrect property characteristics—it doesn’t address whether your property’s tax appraised value is appropriate compared to similar homes or market conditions. For the best results, file both the correction form for any errors and a protest for your valuation.
Related: How to Challenge a Property Tax Assessment in Texas
Filing a protest gives you the opportunity to present evidence supporting your case to the Appraisal Review Board (ARB). If you believe your property’s assessed value is too high, the protest process allows you to first discuss your case informally with the appraisal district, and if needed, present your evidence to the independent ARB for a final determination.
While there’s no guarantee of success, presenting strong evidence through the protest process is the only way to potentially reduce your property’s assessed value for that tax year.
How to File a Protest
Many districts have protest forms available online for download through your central appraisal district, and some counties allow you to file your protest online. For homeowners who find the process overwhelming or time-consuming, professional property tax protest services can simplify the initial steps, handling form submissions and navigating complex local requirements on your behalf.
The protest form will ask for information such as your name, address and contact information; the market value of your home as determined by the appraisal district; a description of why you believe that this value is incorrect; and any evidence or documentation that you may have to support your claim.
Be sure to read the instructions on the protest form carefully before submitting it. You must submit additional supporting documents and information with your completed form, so make sure you follow all directions to ensure your protest is valid.
Steps to Filing a Protest in Texas
Follow this Texas homeowners tax protest guide when arguing against an unfair property tax assessment. Here’s an overview of what you can expect
- Review your property’s current market value as determined by the appraisal district and research comparable homes to determine if your property is over-assessed. You can check the Comparative Market Analysis (CMA) from a competent and proven realtor or tax professional. Adjust your assessment as necessary, such as for differences in square footage, lot size, and other property details.
- Decide if you want to take on the entire protest process yourself or hire a property tax protest professional. Consider that professionals typically have more experience navigating the system, access to comprehensive market data, and handle all paperwork and hearings on your behalf. The most reliable property tax protest companies charge a small upfront fee to cover the cost of completing your protest (since following through to completion is the only way to know your potential savings), plus a percentage of any tax savings achieved. This fee structure ensures they’re motivated to pursue every possible avenue for reducing your assessment.
- If filing on your own, file your protest either online through your county’s website or by completing and submitting the protest form provided with your notice. Be sure to include any supporting evidence such as repair estimates, recent appraisals, or adjusted comparable sales data. Be sure to file the protest by the deadline.
- After filing your protest, the ARB must send you a notice at least 15 days before your hearing date with the date, time, and place of your hearing. If you don’t receive a notice within a reasonable time, contact the appraisal district to inquire about your protest status.
- If called to appear before the ARB, you’ll present your evidence to a panel who will hear both your case and the appraisal district’s position. The ARB operates like a judge and jury, listening to both sides and making an independent determination about your property’s value. If you disagree with the ARB’s decision, you have several options for appeal, including binding arbitration or filing an appeal with the district court, depending on your property’s value and circumstances. You must file your appeal within 60 days of receiving the ARB’s order.
TIP: ARB meetings are public, so consider attending some of them in advance to know what to expect.
Protesting your property tax assessment is a serious matter. Do your research and collect as much evidence as possible to support your claim.
For your protest to be considered valid, it must include a completed property tax protest form and any other required documents or information stated by the appraisal district. If anything is missing from your protest package, they will likely reject your case and ask that you resubmit all required information.
Preparing for Your Protest Hearing
Preparing for your protest hearing is crucial to ensure a successful outcome. Here are some steps you can take to prepare:
- Gather Evidence: Collect recent sales data of similar properties, repair estimates, a recent appraisal if you have one, and any other relevant documents that support your case. This evidence will help demonstrate that your property’s value has been over-assessed.
- Review Records: Check the appraisal district’s records to ensure that the information about your property is accurate and up-to-date. Errors can be handled with a form and are not part of your protest, but now is a great time to take care of any issues.
- Understand the Rules: Familiarize yourself with the appraisal district’s rules and procedures, as well as the Texas Property Tax Code. Knowing the guidelines will help you navigate the process more effectively.
- Practice Your Presentation: Be prepared to present your case clearly and confidently. Practice explaining your evidence and be ready to answer questions from the appraisal review board.
- Consider Professional Help: Hiring a professional property tax consultant can be beneficial. They have the expertise to help you prepare and can represent you at the hearing, increasing your chances of a favorable outcome.
By taking these steps, you can approach your protest hearing with confidence and a well-prepared case.
Representation and Support
As a property owner, you have the right to representation and support during the protest process. Here are some options:
- Appoint a Representative: You can appoint someone to represent you, such as a property tax consultant or an attorney. These professionals can navigate the complexities of the protest process on your behalf.
- Seek Support from Advocacy Groups: Property tax advocacy groups or non-profit organizations that specialize in property tax issues can provide valuable support and guidance.
- Contact Your Appraisal District Office: Your local appraisal district office can offer guidance and information on the protest process. They may also provide resources to help you prepare your case.
- Free or Low-Cost Representation: Some appraisal districts offer free or low-cost representation for low-income property owners. Check with your local district to see if you qualify for these services.
Having the right support can make a significant difference in the outcome of your property tax protest.
What Happens After You File a Protest?
After you file to protest your property’s tax appraised value, most appraisal districts offer an informal meeting where you can discuss your case with an appraiser. If you don’t reach an agreement during the informal meeting, your case will proceed to the Appraisal Review Board hearing. After the ARB makes its decision, they will send you an order with their determination.
Appealing the Decision
If you are not satisfied with the decision of the appraisal review board, you have some options, including the right to appeal to the state district court. Here are the steps you can take:
- File a Petition for Review: You must file a petition for review with the district court within 60 days of receiving the appraisal review board’s decision. This is a critical deadline, so act promptly.
- Pay the Filing Fee: There is a filing fee for submitting your petition, which varies depending on the court. Be sure to check the specific requirements for your district.
- Request a Trial: You can request either a jury trial or a bench trial. Additionally, you can request settlement discussions prior to the trial to potentially resolve the issue without going to court.
- Hire an Attorney: It’s recommended that you hire an attorney who specializes in property tax law to represent you if you reach the appeal process. Their expertise can be invaluable in navigating the legal complexities and increasing your chances of a successful appeal.
By following these steps, you can continue to challenge an unfair property tax assessment and work towards a fair resolution.
Related: 11 Tips for Protesting Property Taxes in Texas
What If You Do Not Receive the Appraisal Letter?
If you did not receive an appraisal notice by mail, contact your local county appraisal district and request one. Even if your property’s value didn’t change from the previous year, you can still find your property’s information online and file a protest. Protesting every year, even if your value goes down or doesn’t change, ensures you’re always paying only what is necessary according to the law.
The Bottom Line
Every year, thousands of Texas homeowners successfully reduce their property tax burden through the protest process. If you believe your property’s tax appraised value doesn’t reflect its true market value, don’t hesitate to protest property taxes.
A well-prepared protest, supported by solid evidence and timely submission, could lead to significant savings on your tax bill. While the process may seem complex, remember that Texas law protects your right to protest, and various resources and professionals are available to help you navigate the system effectively.
Take Control of Your Finances: Your Annual Property Tax Protest Could Save You Thousands
Filing a property tax protest in Texas is an essential step for homeowners looking to ensure they’re not overpaying on their annual tax bill, especially given the high expense of Texas property taxes.
With Texas property values consistently on the rise, a successful protest can lead to significant savings while ensuring your assessment aligns with the true value of your property. Taking the time to review your property’s valuation and challenging inaccuracies safeguards your finances and contributes to a fairer taxation system for everyone.
While you can protest on your own, many homeowners prefer working with experienced professionals who can handle the entire process. Home Tax Shield is here to help. As licensed experts in Texas property tax law, Home Tax Shield handles everything on your behalf—from assessing your valuation to filing and managing your protest—all while keeping you informed every step of the way. Take the stress out of property tax protests and start saving today—sign up with Home Tax Shield to get started.