You and your neighbor have nearly identical houses. Same street. Same school district. Same number of bedrooms.
Financial Planning
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2 min read
It’s not uncommon for Texans to feel a jolt of sticker shock when they open their annual property tax appraisal notices. With the seventh-highest property tax rate in the nation, homeowners across the Lone Star State have consistently seen their tax bills increase year after year.
Fortunately, in a few simple steps, you can challenge the appraisal to fight for a lower property value by filing a property tax protest. The process for protesting your taxes begins in January, so now is the perfect time to get up-to-speed on how it works and become empowered to fight for a lower property tax bill!
In this blog post, we’ll fill you in on all the relevant dates you need to know and guide you through the five-step process of the residential property tax protest in Texas.
January 1: Home Value Appraisal
At the beginning of the year, the appraisal district determines your home’s appraised value by calculating the market value of your property based on its condition and its possible sale price.
April/May: Appraised Home Values Arrive
Beginning in April, you will receive a notice in the mail from the appraisal district that includes the value of your home and the exemptions that apply.
May 15: Protest Deadline
May 15 is the last day to file a “Notice of Protest” to your appraisal district. You can file via the form on the notice you received in late April/early May, or you can file online through your appraisal district’s website.
June: Meet with Appraisal Staffer and the Appraisal Review Board (ARB)
Once you’ve filed your “Notice of Protest,” your appraisal district will send you dates for an informal meeting and a formal hearing with the Appraisal Review Board (ARB).
Informal Meeting
At the informal meeting with the ARB:
- An appraisal staff reviews your property value
- Bring all documentation with you, including information on comparable sales in your neighborhood, refinancing documentation (if applicable), repair estimates, photos, and any other records that demonstrate a devaluation of your home
- After this review process, the district could propose a reduced value
You can accept this value, or move on to the formal review process.
Formal Hearing
If you are not satisfied with the value offered to you during the informal meeting, you can move forward with the formal hearing with the ARB. During the formal hearing, you can expect:
- To be placed under oath
- Rapid-fire proceeding that will take approximately 15–20 minutes
- The ability to present your evidence, hear and question appraisal districts evidence, and provide a closing statement
- The Appraisal Review Board panel to discuss the case and determine the final value they will recommend to the full ARB
At the formal hearing, you will present evidence and witnesses supporting your stance that your home is overvalued, and conclude your argument with a specific property value you perceive to be accurate. A representative from the appraisal district will have the opportunity to question you and provide rebuttal evidence to your argument, and you will have the chance to follow up.
Each side then makes a closing statement. This is your final opportunity to state your perceived property value and provide justification for that amount. Finally, the ARB panel discusses the case and finally makes their decision on a recommended value.
If you want to reduce your tax burden, fighting for a lower property value by filing a tax protest may be your ideal solution! With tax bills increasing year after year, homeowners are left with the decision of challenging the appraisal themselves or hiring a property tax service to file a protest on their behalf. SWBC Ad Valorem Tax Advisors can help you reduce the appraised value of your residence, lowering your annual tax bill.
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