Steps to Protesting and Reducing Your Property Value Annually

Step 1. File a Protest

Texas property tax appeals can be filed using the form provided by the appraisal district, or click here to download the form to file a Texas Property Tax Appeal in the property tax resources section. Otherwise, send a short letter to the chief appraiser at the central appraisal district stating that you are protesting your property taxes. You should indicate the basis is both assessed value over market value and equal appraisal. The deadline to file a protest is May 15, or 30 days after notice of your assessed value is mailed to you, whichever is later. Protest annually to minimize your property taxes.

Step 2. Research the Central Appraisal District’s Record Card

The appraisal district in your county has a record card for each property it assesses. This card contains information such as lot size, building size, amenities, and much more. You will need to go to the district office to obtain the complete record card and there may be a nominal charge. However, you can probably review much of the basic information on the appraisal district’s website. Ask the staff if you have questions about the information. Errors in the record card are a sound basis for a protest. It is impossible to maintain correct data for every property in the county.

Step 3. Establish Property Value

Texas appraisal districts typically recognize one of three different approaches to determine market value when granting reductions in property tax assessments. Those approaches are Sales Comparison Approach, Income Approach, and Cost Approach. In addition, recent court rulings have paved the way to encourage more districts to also recognize the Uniform and Equal Approach (unequal appraisal) to valuing the property as provided in the Texas Property Tax Code. For a full description of these approaches, click on The Approaches to Establishing Property Value. Analyze both market value and unequal appraisal when preparing for your Texas property tax appeal.

Step 4. Journey through the Legal Avenues

Informal Hearing After filing a protest you will be notified of a date and time to attend a hearing. This meeting is conducted with a staff appraiser at the appraisal district office. It typically lasts 15 minutes. At its conclusion, the appraiser will either indicate he cannot make an adjustment, or he will offer to settle by establishing lower assessment. In Texas, most residential property tax appeals are resolved at the informal hearing.

Appraisal Review Board Hearing This is sometimes called a formal or ARB hearing. Participants include three members of the appraisal review board, a staff appraiser from the appraisal district, a hearing clerk (in some counties) and the property owner or their agent. The property owner or his agent and the district’s appraiser will separately present the evidence to support their opinions of the market value and unequal appraisal for the subject property. Afterward, the board members will announce its conclusion, which is not subject to negotiation. However, their decision can be appealed in a Texas district court if a lawsuit is filed against the county appraisal district to further appeal the property taxes.

Litigation While the results of informal hearings are final for the tax year and cannot be appealed through a lawsuit, the results determined at the appraisal review board hearing can be appealed to district court. Before making a decision to do so, the owner should consider the amounts of any potential tax savings, legal costs, and expert witness costs. In Texas, most judicial appeals of property tax assessments are successful.

Top Reasons Texans Should Protest Property Taxes Every Year

Protect Yourself from Overvaluation

Many initial property assessments are based on mass appraisal models using outdated or incomplete data, meaning your property may be assessed above its true market value.

Correct Errors on Your Property Record

Mistakes in property data (house size, features, condition, lot size, etc.) are common. Protesting allows you to fix these errors by presenting the true information.

Consider Market Value Changes

Home values go up and down, but appraisals often lag behind market trends. Recent sales in your area may show lower values than your assessment. If so, you have strong grounds to protest.

Ensure Equal and Uniform Taxation

The Texas Constitution requires equal and uniform property taxation. If similar homes are valued lower than yours, protesting can help correct unfair disparities.

Claim Missed Exemptions

During your protest, you can make sure all applicable exemptions, like the homestead or over-65, have been properly applied. Missing exemptions can mean you’re paying more than necessary.

Stop Paying More Than Your Fair Share

A successful protest can save you hundreds or thousands of dollars, and those savings can continue each year if the reduced value remains.

Free to Protest and No Risk of Higher Value

There’s no cost to file a protest, and Texas law prohibits the Appraisal Review Board from increasing your assessed value due to a protest.

Limitations of Mass Appraisal Models

With millions of parcels but only a few thousand appraisers statewide, assessments rely on computer models that are often imprecise. Your property deserves individual attention.

Protest Annually for Best Results

Because you can’t predict when mistakes or overvaluations will happen, protest every year to protect yourself. Some years will be more favorable than others for reductions.

Most Protests Succeed

Statistics show that 50% or more of appeals result in lower values, especially when owners present strong, well-documented evidence.

You Can Appeal Unequal Appraisal or Market Value

You may protest both the market value and unequal appraisal if you believe your assessment is not consistent with similar properties.

Transparency and Learning

By filing a protest, you gain access to the appraisal district’s evidence, which can reveal if their valuations are well-supported, or not.

Appeal at Each Stage Until You are Satisfied

You can stop once you’re satisfied, but if you disagree with the outcome, you can escalate the appeal up to a lawsuit against the appraisal district.

What if You Miss a Deadline?

If you miss the standard protest deadline (usually May 15 or 30 days after your notice), you may still have options like filing a substantial error correction.

Professional Help is Optional, but You Can Also DIY

You don’t need an attorney or consultant to file a protest, though they can help for complex cases. The process is designed to be accessible for all property owners.

Annual Protests Benefit Your Community

Widespread participation helps keep entire neighborhoods from being unfairly assessed and can help push for better accuracy from appraisal districts.

Protect Yourself from Unexpected Tax Increases

Regular protests can create a lower tax base in future years, protecting you from steep increases if property values spike suddenly.

Take Charge of Your Property Taxes

Protesting gives you a direct voice in the taxation process and ensures your interests are represented, not just those of mass-model algorithms or the local government.

These annual protests are especially worthwhile because of Texas’s unique property tax system, frequent valuation errors, and the strong legal rights granted to property owners. Protesting takes little time, costs nothing, and can deliver significant yearly savings.