While exemptions act as the primary way to lower taxable value, property tax appeals can be used to shield Texans as well. By challenging the values put forth by the appraisal district, it is possible to get a reduction in taxes. This is because property values are used to formulate tax bills. These appeals do not lower the resale value of a property or affect it in any negative way. Rather, they only lower values when it comes to taxation. In this way, appeals function similarly to exemptions.
The statewide property tax appeal deadline is set for May 15. However, many Texans will find that they have an extended deadline to file thanks to the late receipt of the notice of appraised value. In this article, we will discuss how getting your notice late grants you more time to prepare to file an appeal and how that can help you lower your taxes.
The Notice of Appraised Value
This is one of the most important documents that a taxpayer can receive, but it is often overlooked. This is due to it being released in late March or early April, when Texans are focused on federal income taxes and have just finished paying property taxes in January. However, this notice is packed with vital information. This includes the basic data on a home or business that should be checked for errors, such as square footage, owner’s name, exemptions, classification, and improvements. Thanks to growing communities, appraisal districts are often overworked, which can lead to clerical errors. Appeals can be used to correct these simple mistakes, potentially leading to significant savings.
The notice also contains the property values for a piece of real estate. This includes the market value, which is what the appraisal district believes your property would sell for on the open market on January 1 of the tax year. The appraised value is the market value that has been limited by caps, laws, and other statutes. The third is the taxable value, which is the appraised value that has been cut down by exemptions. As the name suggests, taxable value is what determines property taxes, as it is the figure to which all tax rates are applied. These are the values that both exemptions and property tax appeals lower to reduce property taxes.
The Mailed and Appeal Deadline Date
Another important part of the information on the notice of appraisal is when it was sent and what the appeal deadline is. While May 15 is the statewide deadline, there is room to maneuver. Under Texas law, you have 30 days from when your notice was mailed to appeal your taxes, or the county’s deadline, whichever is later. This means that if your notice was mailed late, you have more time to file. In most counties, the mailed date and the adjusted protest date are both on the notice. In addition, if that date is on a weekend, then it is extended to the next working day. Typically, this is factored in on the notice, but it pays to double-check.
Values Pending
In some cases, taxpayers have still not received their notice this close to the deadline. If you have not received your notice yet, it is recommended that you visit your appraisal district’s website. It is possible that a notice was lost in the mail. Verify that your appraisal values have not been set. If the values are still pending, then the clock to appeal has not yet started running. It is typical for a small percentage of a county to see value notices sent out extremely late. As of May 12, around 10% of Harris County homes had yet to see a value notice sent out, as one example. Even if your notice is over a month late, you will still have 30 days to protest once it is sent.
Counties can Delay the Deadline
In some cases, entire counties will change the deadline for protest filings. Harris County moved the deadline to May 18, due to both demand and mailing delays. With May 15 being a Friday, the proximity to the weekend has led to some deadlines being extended slightly. Due to the importance of filing an appeal, it is best to verify any delays with your appraisal district. If you are using professional representation for your appeals, then your representative should handle any delays for you.
Even Late, Protests are Vital to Reducing Taxes
Exemptions and appeals are the only two options that Texans have to reduce their property taxes. As property taxes are usually the highest bill every Texan pays, it is important that the values from the appraisal district are correct. While exemptions are great at reductions, appeals can be used in tandem with them to ensure that you are only paying your fair share. Taxable values across all of Texas’ major counties are up in 2026, while tax rates change every year. This means it is best to stay on top of your appraisal notice, exemptions, and appeals.
O’Connor Helps with Protests
For over 50 years, we at O’Connor have been on the side of Texans looking to land property tax reductions. Based in Houston, we have branch offices all across the state, allowing us to utilize local expertise to leverage our statewide resources. We know the evidence that appraisal districts and the appraisal review board (ARB) require when it comes to successful protests. Evidence is the bedrock for appeals, and a curated portfolio of evidence always makes a difference. We will gather this evidence for you, including appraisal analysis, sales records, and appraisal comparisons.
When you join O’Connor, you are given a client success consultant, who acts as your personal advocate and point of contact. Unlike most firms, we give you a representative to call your own, one who will stick with your case throughout the entire process. Your client success consultant will act as an ambassador between you and your hearing specialist, who will represent you at all hearings and meetings. In many cases, we can also send out a concierge member for a site visit. This member will come out to your home or business, answering any questions you have, while looking for any evidence that can enhance your case. There is no cost to join, and you will only be charged a contingency fee from a portion of your winnings if we can lower your property taxes.
Frequently Asked Questions About the Texas Protest Deadline
Q: Will a successful protest hurt my property’s resale value?
A: No, though this is a common myth. Protesting does not impact what a home will sell for; it merely corrects any issues that the appraisal district made when valuing your home. Getting incorrect information or values fixed can be beneficial when it comes to selling a piece of real estate, as it gives a home a clean and correct record, which often appears on realtor sites.
Q: Can appeals lower tax rates?
A: No, these are for correcting the taxable value. While lower taxable value tends to lead to lower property taxes, tax rates themselves cannot be lowered. This is the same way that exemptions work.
Q: Should I appeal even though I have a homestead and over-65 exemption?
A: Yes, as those exemptions are aimed primarily at school district taxes. By reducing your taxable value with protests, you can lower your taxes across the board. This is even true for the likes of MUD taxes, which often have no exemptions at all.
