How to Protest Your Texas Property Tax

Texas law (§41.41) allows protest on several grounds, but the two most common are: (1) Market value — you argue that the appraised value exceeds what the property would sell for. Supported by comparable sales. (2) Unequal appraisal — you argue that your property is appraised at a higher per-square-foot value than similar nearby homes. Often the stronger argument in appreciating markets. You can protest on both grounds simultaneously.

The strongest evidence includes: (1) 3-5 comparable sales within 1 mile from the 12 months before January 1 of the tax year, at lower prices than your appraisal. (2) Photos showing condition issues — foundation cracks, roof damage, outdated features, needed repairs. (3) An independent appraisal (if you have one from a refinance). (4) Repair estimates that reduce the property value. (5) A per-square-foot comparison showing neighbors at lower values (unequal appraisal). Organize evidence clearly — appraisers and ARB panels appreciate focused, well-labeled exhibits.

No. Every Texas homeowner can protest for free on their own. However, consultants/agents (including Grounda) work on contingency — you pay only a percentage of your savings (typically 20-40%) if they win a reduction. Consider professional help if: you don't have time, your value jumped significantly, you have a complex property, or you're uncomfortable presenting at a hearing. Either way, filing the protest is free.

Savings depend on your starting appraisal, market conditions, and evidence quality. Over 80% of residential protests in Texas result in some reduction. Typical outcomes: - Small reduction (5-10%): $400-$1,000/year in tax savings - Moderate reduction (10-20%): $1,000-$2,500/year - Large reduction (>20%): $2,500+/year, often in markets with recent correction Reductions compound — if you lower your base value, you save every year thereafter, not just this year.

The Appraisal Review Board (ARB) hearing is typically 15-30 minutes. Process: (1) Informal meeting with an appraiser first — many protests settle here without going to the ARB. (2) If no settlement, the formal hearing proceeds. You present your evidence. The appraisal district presents theirs. An independent 3-member ARB panel asks questions and deliberates. (3) Decision is given the same day, usually in writing within a few weeks. You have 60 days to appeal to binding arbitration or state district court if you disagree. Hearings are informal — no attorney required. Bring printed evidence; panels respond well to clear comparable sales data.

Yes. Every major Texas county offers online protest filing through their county appraisal district website: - Harris (HCAD): iFile portal at public.hcad.org - Dallas (DCAD): Online protest at dallascad.org - Tarrant (TAD): Portal at tad.org - Travis (TCAD): traviscad.org - Bexar (BCAD), Collin (CCAD), Denton, Fort Bend (FBCAD), Montgomery (MCAD): all have online portals Many counties also let you upload evidence and settle informally online without attending an in-person hearing.

No. Texas law explicitly prohibits an increase in value as a result of a protest you filed. The appraisal district cannot retaliate by raising your value because you protested. Filing is 100% risk-free from a value standpoint. The only "risk" is the time spent preparing evidence and attending a hearing (or letting a consultant do it for you).

If you miss the May 15 (or notice + 30 days) deadline, you generally lose the right to protest for that year — except in limited circumstances like: (1) the appraisal district failed to mail your notice, (2) there was a substantial error (like wrong square footage), or (3) you didn't receive the notice due to a CAD mistake. File a "late protest motion" with your county ARB explaining the circumstance. Most late protests are denied — next year, file on time.

Yes, if your appraised value increased or if comparable sales support a lower value. There's no penalty for protesting multiple years. Many Texas homeowners successfully reduce their value year after year. Last year's reduction does not carry forward — the appraisal district reassesses every year, so you must protest annually to keep your taxable value at fair market.

Unequal appraisal (Texas Tax Code §42.26) means your property is appraised at a higher per-square-foot value than a median of similar nearby properties. Unlike market value, which is subjective and depends on comparable sales, unequal appraisal is mathematical — the CAD either is or isn't treating you uniformly. In hot Texas markets where neighbors' values haven't caught up, unequal appraisal often wins when market value arguments fail. You need at least 4 similar properties for the argument.