How to Protest Your Texas Property Taxes: A Step-by-Step Guide

Every year, Texas county appraisal districts mail millions of Notices of Appraised Value to property owners. Many homeowners accept the number without question — but you have a legal right under Texas Tax Code Chapter 41 to formally contest that value. This guide walks you through the entire protest process in plain English.

What Is a Property Tax Protest?

A Texas property tax protest is a formal objection to the value your county appraisal district has assigned to your property. When you protest, you are asking the appraisal district — or an independent Appraisal Review Board — to reconsider that value based on evidence you provide.

There are two main grounds for protest under Texas Tax Code §41.41:

• Market Value Protest: You believe the appraised value exceeds what a willing buyer would pay in an open, arm's-length transaction on January 1 of the tax year.
• Unequal Appraisal Protest: Your property is appraised at a higher ratio of market value than comparable properties in your appraisal district — even if the absolute value seems reasonable.

You can protest on both grounds simultaneously. In fact, many experienced protesters use unequal appraisal as their primary argument because it only requires showing that similar properties are assessed at lower ratios — not that your value is wrong in absolute terms.

Should You Protest?

Protesting is free and carries no penalty if your protest is denied. The primary cost is your time. That said, a protest makes the most sense when:

• Your appraised value increased significantly year-over-year
• Your value exceeds what you believe the property would sell for today
• Your recent purchase price is lower than the CAD's appraised value
• Similar properties in your neighborhood are appraised lower per square foot
• Your CAD records contain errors (wrong square footage, incorrect room counts, etc.)
• The property has condition issues that affect its market value

Step 1: Review Your Notice of Appraised Value

Your Notice of Appraised Value is mailed by your county appraisal district, typically between April and May. It shows your property's assessed market value, any exemptions applied (such as the homestead exemption), and the resulting taxable value.

When you receive the notice, review it for:

• Correct property address and legal description
• Accurate square footage — CAD records are often wrong
• Correct year built
• Correct bedroom and bathroom count
• Whether your homestead or other exemptions are applied
• How the value compares to what you believe the property would sell for today

You can also pull your full property record at any time from your county CAD website — you don't have to wait for the notice.

Step 2: Know Your Deadline

Under Texas Tax Code §41.44, the protest deadline is the later of:

• May 15 of the tax year, or
• 30 days after the date your Notice of Appraised Value was delivered to you.

If either date falls on a Saturday or Sunday, the deadline moves to the following Monday. Missing this deadline almost always means losing your right to protest for that tax year, so confirm the exact date with your CAD.

Step 3: File Your Protest

You can file a protest in three ways — online, by mail, or in person at your CAD office. Filing online is the most common and convenient method for most counties.

1. 1Go to your county CAD website and find the 'File a Protest' or 'iFile' link.
2. 2Enter your property account number (found on your notice).
3. 3Select the grounds for protest: market value, unequal appraisal, or both.
4. 4Submit your protest before the deadline. Print or save your confirmation.

You do not need to have all your evidence ready when you file. Filing preserves your rights; you gather and present evidence at the hearing.

Step 4: Gather Your Evidence

After filing, gather evidence to support your requested value. The strongest evidence types are:

• Comparable sales: 3–6 recent arm's-length sales of similar properties within 0.5–1 mile, in the past 6–12 months.
• Your recent purchase price: If you bought the property recently for less than the appraised value, that sale price is powerful evidence.
• Property condition documentation: Photos, contractor estimates, and inspection reports for any defects affecting value.
• CAD record errors: Surveys, permits, or appraisal sketches proving the CAD has incorrect data for your property.
• Unequal appraisal data: Pull your CAD's own records to find comparably-sized and -aged properties with lower per-square-foot assessed values.

Step 5: The Informal Hearing

After you file, most counties will schedule an informal conference — a brief meeting between you and a CAD appraiser. This is your opportunity to present your evidence and try to reach a negotiated settlement before a formal ARB hearing.

Tips for the informal hearing:

• Bring 3 printed copies of your evidence (one for you, one for the appraiser, one for the record).
• Be specific: state your requested value clearly — for example, 'I am requesting a value of $285,000.'
• Be concise: informal hearings are typically 10–15 minutes.
• Listen: the appraiser may share information about their methodology that helps you adjust your argument.
• If you reach an agreement, get the settlement value in writing before leaving.

Step 6: The ARB Hearing (If Needed)

If the informal hearing doesn't resolve the dispute, you can request a formal hearing before the Appraisal Review Board (ARB). The ARB is an independent panel of citizens appointed to hear property tax protests.

ARB hearings are more formal than informal conferences. You'll present your evidence and argument to a panel of 3 (or sometimes more) board members. The CAD appraiser will also present their position.

After the Hearing — Your Options

After the ARB issues its written order, you have several options:

• Accept the ARB's determination if you are satisfied.
• Request binding arbitration if the property is valued at $5 million or less and your requested value differs from the ARB's by more than a certain threshold.
• File a suit in district court within 60 days of the ARB's final order.
• File a suit before the State Office of Administrative Hearings (SOAH) for some property types.

District court appeals are relatively uncommon for residential properties but can be worthwhile for high-value properties or when the evidence strongly supports a significant reduction.