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The Texas Property Tax Protest Process: A Step-by-Step Summary

Every Texas property owner has the right to protest their property appraisal

The Texas property tax protest process is governed by the Texas Property Tax Code. There’s a consistent sequence of events that occur in a timely fashion year after year. If you intend to protest your property taxes yourself, you’ll need to be prepared to do the work. As you’ll see, it can appear overwhelming if you’re considering protesting for the first time. That’s why we provide free property tax protest services for our property tax loan clients.

Here, we break down the key steps, as well as relevant dates:

  1. Receive Your Notice of Appraised Value:
    • The appraisal district will send you a Notice of Appraised Value, typically in the spring. This notice will state the appraised value of your property as of January 1st of the current year.
    • Pay close attention to the deadlines listed on the notice as they will dictate when you must file your protest if you don’t agree with the appraised valuation.
  2. Determine if You Have Grounds for a Protest:
    • Carefully review the information on the notice and compare it to your own research.
    • Gather evidence to support your claim, such as:
      • Recent sales of comparable properties in your neighborhood (comparables or “comps”).
      • Photographs of your property highlighting any damage or depreciation.
      • Independent appraisals.
      • Documentation of errors in the appraisal district’s data.
      • Find the appraisal district’s website and use their tools to find information on comparable properties in your area.
  3. File Your Notice of Protest:
    • You must file a Notice of Protest with the appraisal district by the deadline, which is typically May 15th, or 30 days after the appraisal district mailed your notice, whichever is later.
    • The Notice of Protest must be in writing and should clearly state the reasons for your protest.
    • Many appraisal districts have online portals to file protests. This is often the easiest and fastest method.
    • Be sure to keep a copy of your filed protest for your records.
  4. Informal Hearing (Optional):
    • Many appraisal districts offer an informal hearing, where you can meet with an appraiser to discuss your protest.
    • This is an opportunity to present your evidence and attempt to reach an agreement.
    • Even if you don’t reach an agreement at the informal hearing, it can be a valuable opportunity to learn more about the appraisal district’s valuation.
  5. Appraisal Review Board (ARB) Hearing:
    • If you don’t reach an agreement at the informal hearing or choose to skip it, your case will proceed to the Appraisal Review Board (ARB).
    • The ARB is an independent panel of citizens who will hear your case and make a decision.
    • At the ARB hearing, you’ll have the opportunity to present your evidence and argue your case.
    • The ARB will then make a decision, which will be binding unless you appeal it.
    • Prepare your evidence in an organized and easy to follow format.
  6. Appeal (If Necessary):
    • If you disagree with the ARB’s decision, you have the right to appeal.
    • In Texas, you can appeal to:
      • Binding arbitration.
      • District court.
      • State Office of Administrative Hearings (SOAH).
    • Each appeal method has specific requirements and deadlines, so it’s important to research your options carefully.

Tips for a Successful Property Tax Protest:

  • Gather Strong Evidence: The key to a successful protest is to have solid evidence to support your claim.
  • Know Your Deadlines: Missed deadlines can result in your protest being denied.
  • Be Prepared: Organize your evidence and practice your presentation.
  • Be Professional: Maintain a respectful and professional demeanor throughout the process.
  • Consider Professional Help: If you’re overwhelmed by the process, consider hiring a property tax consultant. These professionals have experience navigating the system and can help you build a strong case.
  • Document Everything: Keep detailed records of all communication and documentation related to your protest.

Even though the percentage of property owners that file a protest is increasing from year-to-year, the majority of Texas property owners still do not file. The complexity of filing is certainly one of the reasons why. Lack of awareness about the process, the time and effort it takes to see through, or fear that they won’t ultimately get a result are also significant reasons why property owners don’t file.

We believe that our clients deserve to have a chance to have their tax bill lowered. We also believe that nobody should miss out on that chance for any of the reasons we just stated. That’s why we protest our property tax loan clients taxes for free – so that they’ll have a shot at savings that they otherwise wouldn’t have received.

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