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Thursday, January 7, 2021

Your Guide to Protesting Property Taxes in Texas

In the Dallas and Fort Worth North Texas areas new property tax appraisal values for the current year are established in May. Property value notices are sent out to property owners on the 1st or 2nd of May. You can also look online at the appraised value set by your tax appraisal district by visiting their websites.

Here is a list of North Texas County Appraisal Districts websites and phone numbers.

Why should you protest your property taxes? Appraisal districts assessed property values may not be accurate because your home was likely never individually appraised. The proposed value of your home is typically based on a mass appraisal. Appraisal districts do not have the manpower or time available to appraise every home. 

You may protest the value on your property in the following situations:

  • the value the appraisal district placed on your property is too high
  • your property is unequally appraised
  • the appraisal district denied a special appraisal, such as open-space land, or incorrectly denied your exemption application
  • the appraisal district failed to provide you required notices
  • other matters prescribed by Tax Code Section 41.41(a)

Many districts will informally review your concerns and may try to resolve our objections without a formal hearing. It is important, even if you think you may resolve your concerns at the informal meeting, to preserve your right to protest by filing your Notice of Protest before the May 31st deadline. Most count appraisal districts allow you to file your protest forms online. Once your protest is received, the Appraisal Review Board (ARB) will notify you at least 15 days in advance of the date, time and place of your hearing.

You can appear in person, by affidavit or through an agent. If you fail to appear, you may lose the right to be heard by the ARB on the protest and the right to appeal. Be on time for your hearing and come prepared.

Helpful suggestions in preparing for your protest before the ARB.

  • Ask one of the appraisal district's appraisers to explain the appraisal.
  • Confirm that the appraisal’s property description and measurements of your property are correct.
  • Ask the appraisal district for the appraisal records on similar properties in the area to learn if similar properties are treated equally.
  • Work with a trusted REALTOR® for a Comparative Market Analysis using sales of properties that are like your property in size, age, location, and type of construction in the last 180 days.
  • Ask the appraisal district for all information it used to set the value of your property. The appraisal district must give you the copies of the data, even if the information would normally be considered confidential.
  • Ask for a copy of the data, schedules, formulas, and any other information that the appraisal district plans to introduce at the hearing. The appraisal district must deliver this information during the 14 days before the protest hearing.
  • Present your information in a simple and organized manner. Photographs and other documents may be helpful. Take an appropriate number of copies so that each member of the ARB will receive one.
  • After the hearing, the ARB will send their decision to you via certified mail. If you disagree with the ARB’s decision, you have the right to appeal. More information about the appeals process can be found at http://comptroller.texas.gov/taxinfo/proptax/protests.html.

Here is a chart that outlines the steps to protest your property value: (click to enlarge)


If you need help determining your property value, call Ingrid or John Sullivan 
at 817-330-9235 for a complimentary comparative market analysis.



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