Texas has some of the highest property taxes in the nation, and with values climbing again in 2026, it appears that they will go even higher the next time tax bills are released. Texas has one of the strongest economies in the world, which is drawing people from all across the nation to the Lone Star State. This is not just Houston, Austin, and Dallas, but places such as Waco, Killeen, and various metro suburbs. This has caused a growing demand for real estate, which will only lead to higher property values in the future.
While most Texans use every exemption they can to get an advantage, there is another method. Property tax protests, otherwise known as appeals, are a legal way that taxpayers can use to lower the taxable value of their homes or businesses, which typically also lowers taxes. However, the time to file a protest is quickly running out. The standard statewide deadline is May 15, 2026, or 30 days after your notice of appraised value was mailed, whichever is later. There is still time to file, but with such a small window, it may be best to look for professional help.
An Important Deadline
Missing the appeal deadline is one of the most common mistakes that taxpayers in Texas make. Most do not even know that the option to protest property values to lower taxes even exists, often leaving significant money on the table. While challenging property values is important, these appeals can also fix factual errors in appraisals that can cost taxpayers in the long term. This includes incorrect ownership, missing exemptions, the wrong square footage of a property, incorrect classification, or nonexistent improvements. If the deadline is missed, then the opportunity to rectify these issues is lost. Unlike paying taxes later with a penalty, the property tax protest deadline is hard.
A Flexible Date
While the statewide deadline is set for May 15, there can be significant wiggle room depending on the county and when notices of appraisal value are mailed. For instance, Harris County, the largest county in the state, has moved its deadline back to May 18. Most counties, however, are sticking to the May 15 deadline.
There is another wrinkle, however, and that is predicated on the notice of appraised value. By Texas law, a taxpayer has 30 days to appeal after the notice was mailed, or the county deadline, whichever is later. This means that if a notice was sent late, a taxpayer has a longer runway than May 15. Often, when a notice is late, the appropriate deadline will be listed on the notice itself. Taxpayers can also check online with their appraisal district to see what their individual deadline is.
Filing an Initial Informal Appeal
There are three steps in the appeal process in Texas, starting with an informal appeal. This is a protest directly to the appraisal district itself, which must be filed for the entire process to start. This is the appeal that the deadline applies to. The informal appeal may be a starting point, but the majority of protests end at this level with a settlement. If a settlement is not offered, or is too low, then the taxpayer can escalate to a formal appeal with the appraisal review board (ARB). If that is insufficient, the taxpayer may then pursue litigation, including binding arbitration or judicial appeals.
How to file an informal appeal:
- File electronically with the appraisal district through its portal, or submit a Form 50-132.
- Gather supporting documentation and evidence.
- Attend the meeting with a representative of the appraisal district, where they will review your evidence and argument.
Grounds and Evidence for an Appeal
While tempting, taxes being high is not a qualifying reason for an appeal. Instead, there must be grounds for one. The first reason to appeal is factual errors on the appraisal, as mentioned above. The second is overappraisal, which is when the taxpayer’s home or business is appraised at a higher than a reasonable market value. Thirdly, there is unequal appraisal. This is when a property is appraised higher than neighboring real estate with the same characteristics.
Once the grounds for an appeal are established, then evidence should be gathered and organized. Evidence includes photographs of the property, documents, such as repair estimates, and other hard evidence that demonstrates the condition of a property. In addition, sales records for comparable properties should be gathered to establish a true market value, while appraisals should be collected for various neighboring properties. All of this information should then be organized to best tell the story of the property in question. We have a full article that covers informal appeals, the process, and evidence in detail.
O’Connor is Here to Help with 50 Years of Experience
With time growing short, the possibility of filing an appeal, gathering evidence, and attending a hearing can be daunting. We at O’Connor are here to make this easier for you. We can gather evidence, take care of appeals on your behalf, and represent you at every hearing needed to land you a reduction. We use data-driven techniques and advanced databases to find sales, property, and appraisal comparisons that will make the perfect evidence for the appraisal district, ARB, or even litigation. For many clients, we can send out a concierge visit, where one of our team members will come out directly to your home or business. This team member can help answer your questions, figure out exemptions, and look for evidence that is vital to your case.
When you sign up with us, you will also get a client success consultant. They will remain with you throughout the entire process, giving you a consistent point of contact that knows your case. Rather than shunting you to a rotating list of customer service representatives, this ensures that you have an agent who knows your needs. With over 50 years of experience dealing with appraisal districts in Texas, we know how to handle your case, and we will aggressively push to get you the best reduction possible. There are no upfront costs, and you will only pay if we can lower your taxes.
Frequently Asked Questions About Property Tax Appeals
Q: My notice of appraisal came late. Do I have more time?
A: Yes, you have 30 days after the notice was mailed to appeal. Often, if it was mailed late, there will be an updated deadline on the form itself.
Q: Can appeals lower my taxes?
A: Yes, they can, but not directly. Appeals, like exemptions, lower your property value. Property value is used to calculate taxes, so getting lower values usually leads to taxes falling as well.
Q: Will appeals interfere with my exemptions?
A: No, they in fact enhance them. Protests will lower your property’s value first, then it will be taken even lower by exemptions. Using the two in tandem is the best way to maximize savings.
Q: Will my values go up if the protest is unsuccessful?
A: No, in most cases, appraisal review boards cannot raise a property’s value above the noticed value solely because a taxpayer filed a protest. You also do not have to worry about any kind of retaliation from the appraisal district, as appeals are a key part of the entire appraisal process.
Q: I am over 65 and have a homestead exemption. Would an appeal still benefit me?
A: Yes, as the largest exemptions are only for school district taxes. Appeals can lower the taxable burden for all taxes, including those for MUDs, which often do not have exemptions applied.
