Texas Property Tax Protest Deadlines Explained

Of all the rules in the Texas property tax protest process, the filing deadline is the most important. Miss it and you lose your right to protest that year's appraisal — with very limited exceptions. This guide explains the deadline rules in plain English so you know exactly when to file.

The Two-Part Deadline Rule

Texas Tax Code §41.44 establishes the following rule: a property owner must file a notice of protest no later than the later of:

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

The word 'later' is key. You always get the benefit of whichever date is further away. In most cases, the May 15 date controls — but if your notice is mailed late in April or in May, the 30-day rule may push your deadline past May 15.

How to Calculate Your Deadline

1. 1Find the date on your Notice of Appraised Value — this is your 'notice date.'
2. 2Calculate May 15 of the same tax year.
3. 3Add 30 calendar days to your notice date.
4. 4Take the later of those two dates — that is your estimated protest deadline.
5. 5If the result falls on a Saturday or Sunday, the deadline moves to the following Monday.

What 'Delivered' Means Under Texas Law

The Texas Tax Code uses the word 'delivered' — not 'postmarked' or 'received.' In practice, most appraisal districts use the date the notice was mailed as the delivery date. However, there can be ambiguity if your notice was mailed but you claim you never received it.

Texas Tax Code §1.07 provides that a notice is delivered on the earlier of the date it is received, or the date it was mailed. If the CAD cannot provide evidence it was mailed, the delivery date may be contested. In practice, the safest approach is to use the date printed on your notice.

Weekend and Holiday Adjustment

If your calculated deadline falls on a Saturday, the deadline moves to the following Monday. If it falls on a Sunday, it also moves to Monday. Some counties may also observe certain state or federal holidays — check with your CAD if the deadline falls near a holiday.

What If You Miss the Deadline?

Missing the protest deadline generally means forfeiting your right to protest that year's appraisal. There are very limited exceptions:

• Failure of CAD to deliver notice: If the CAD failed to properly deliver the notice and you did not receive it, you may have grounds to file a late protest. Consult your CAD directly.
• Clerical errors: Some counties allow corrections for certain types of clerical errors on the property record at any time, regardless of the protest deadline.
• District court: In certain circumstances, a property owner may be able to challenge a value in district court even after the ARB protest deadline.

However, these exceptions are narrow. If you miss your deadline, contact your county appraisal district immediately to explain your situation and ask what options, if any, remain.

Tips to Never Miss Your Deadline

• Sign up for email or text alerts on your CAD website — many CADs offer this.
• Check your CAD account online starting in February for any updated value notices.
• Set a calendar reminder for April 15 to check for your notice if you haven't received one.
• File your protest early — don't wait until the last day.
• File even if you don't have all your evidence ready. You can gather evidence after filing.
• Keep a copy of your protest confirmation as proof of timely filing.