Unfortunately, you cannot file a protest after the deadline. The state deadline is May 15th or 30 days after receiving your notice of value, whichever is later. A property owner may qualify for a late filing, please contact your county for qualifications.

No, the Texas Property Tax Code prevents your property value from increasing during an appeal. The worst-case scenario is that the county keeps your value the same as the notice value.

A property’s Notice Value represents its taxable value for property tax purposes. This value is determined using one or more methods, including Market Value (comparable sales), Equity Analysis (similar properties in your area), Cost (replacement cost), and Income (rental value).

Notice of Value:

The first step in appealing your property taxes is receiving your Notice of Value. This official document from the county states your property’s taxable value, which serves as the foundation for an appeal. Whether you file on your own or work with a property tax professional, understanding this notice is essential. This guide will help you identify key details and explain how each figure impacts your tax obligation.

Account Number/Property ID:

Every property within the county is assigned an account number or property ID by the Central Appraisal District (CAD) for identification and taxation purposes. This system ensures properties are assessed correctly. As a property owner, your account number allows you to verify the county has properly identified your property, check your Notice of Value, and access tax details on the CAD’s website.

Market Value:

The market value is the estimated price your property would sell for on the open market as of January 1st of the taxable year, based on local market trends.

Assessed Value:

The assessed value is the taxable value of your property after applying exemptions and appraisal caps. While the market value reflects the estimated selling price, the assessed value is often lower due to exemptions like the homestead cap, which limits annual increases to 10%. The Central Appraisal District determines this value, which is then used to calculate your property taxes.

Appeal Deadline:

Your Notice of Value includes your deadline for filing an appeal. In Texas, the deadline is May 15th or 30 days from the notice date, whichever is later.

Each month, part of your mortgage payment is set aside for property taxes. When your county issues the final tax bill, it will reflect any reductions from your appeal. Your mortgage company will then pay the adjusted amount from your escrow account and recalculate future payments accordingly. Depending on the change in taxes, your monthly escrow payments may increase or decrease, and your mortgage company will notify you once they finalize the calculations.

Yes, your property tax bill must be paid by January 31st. If your appeal results in a reduction, the tax assessor will issue a refund for any overpayment after a successful appeal has been completed.

In Texas, market value is the estimated price a property would sell for in an open market, based on recent comparable sales, location, and market trends. Assessed value, however, is the actual taxable value of the property, determined by the county appraisal district. The assessed value is often lower than the market value due to exemptions, such as the homestead exemption, which can reduce the taxable amount.

Just like hiring a real estate agent to negotiate the best deal on a home, working with a property tax consultant can be essential for successfully protesting your property taxes. Our knowledgeable team understands property valuation methods, local tax laws, and appraisal district procedures. We’re committed to achieving the best possible results for our clients year after year.

Each county is different, but typically the new tax rates will be released in November of the then current tax year.

To apply for a homestead exemption in Texas, obtain the application form from the Texas Comptroller's website or your local appraisal district's website. Complete the form with all required information, including your property address, personal details, and any supporting documentation. Submit the completed application, along with a photocopy of a government-issued ID that matches the address on the application, to your local county appraisal district by mail, in person, or online. The appraisal district will update their website to reflect the homestead exemption on your property, which can take up to three months. Retain a copy of your application and any related correspondence for your records.

The Homestead Cap, also known as the Appraisal Limit, is a cap on the percentage increase allowed on the appraised value of your homestead property for property tax purposes. This limit is specifically designed to protect homeowners from dramatic increases in their property taxes due to rising property values. The Texas Property Tax Code states that the appraised value of your homestead cannot increase by more than 10% from one year to the next, with certain conditions and exceptions.

If your property has a mortgage, the mortgage service provider will likely pay your property taxes from an escrow account before the end of the year. This escrow account is funded by a portion of your monthly mortgage payments. The monthly contribution to the escrow account is determined by dividing the previous year's property tax bill by 12.

If you successfully lower your property's appraised value, and the property tax rates remain the same, your property taxes will be lower than the previous year. This will result in an excess amount in your escrow account. The service provider will typically refund the difference and lower your monthly mortgage payments for the following year.

The Appraisal Review Board (ARB) is an independent body that plays a key role in the property tax protest process.

ARB members are not employees of the appraisal district. The ARB's sole power is to resolve property disputes presented to it. In hearing a case, the ARB listens to both the property owner (or their agent) and an appraisal district representative. Evidence such as recent sales data, photographs, and repair estimates may be presented. The ARB then makes a determination and may change or set the value of the property in question for the tax year in question. By law, the ARB cannot increase a property's value as the result of a protest.

The Texas Property Tax Code provides a resident homestead exemption that significantly reduces property taxes for homeowners. This exemption lowers the taxable value of a homeowner's primary residence (homestead), resulting in lower property tax bills.

To get a resident homestead exemption in Texas, you must meet these requirements:

Ownership and Occupancy: You must own and live in the property as your primary residence. Your driver's license must show the same address as the property.
Principal Residence: The property must be your main home. If you own multiple homes, only one can have the homestead exemption.
Application: You must apply for the exemption every time you change your permanent residence. Any change in ownership shown on a deed cancels an existing exemption.

The Over 65 Exemption provides an additional $10,000 exemption from school district taxes, on top of the $100,000 standard homestead exemption. More importantly, it establishes a tax ceiling—the amount you owe in the year you turn 65 and are approved. Even if the school tax rate or your property value rises in subsequent years, you'll only be taxed at this ceiling. However, if school district taxes fall below your ceiling, you'll only be charged the lower amount.

Cities and other taxing entities may also offer over-65 exemptions. While school districts must provide tax ceilings, other jurisdictions may choose to do so. It's crucial to consult with local tax authorities for specifics.

The Circuit Breaker law was passed during the last legislative session as part of property tax legislation. It functions similarly to the 10% Homestead Cap but applies to non-homestead properties, limiting assessed value increases to 20% year over year.

While there's no limit on market value, the assessed value increase for qualifying properties is capped at 20% from 2023. The value notice from the appraisal district should indicate if the cap applies, though it may not be explicitly referred to as the "Circuit Breaker."

Disclaimer
This information is not legal advice. The Circuit Breaker law is new, and interpretations by appraisal districts may vary.

A property tax appeal, or protest, is the process of challenging your property’s assessed value with the County Tax Assessor to ensure it is fair and accurate.