Property Taxes: How to Protest
If you own a home in Texas, you’ve probably asked the same question:
“Why are my property taxes so high… and do I have any control over them?”
The answer is: yes,—you can fight your assesement, and many homeowners do
General Info:
Why Protest?
As much as 50% of properties are over-assessed, yet few people ever protest. Texas is ranked #7 in highest property taxes in the nation. Save thousands of dollars over time by protesting.
Tax-Assessed vs. Market Value
Your county estimates and sets a tax-assessed value amount but doesn’t analyze each property individually, nor the neighborhood. Assessments are often based on averages, not your home’s specific condition, size, or upgrades. Market value considers recent comparable sales in your neighborhood and sales trends. A local real estate agent can help provide this data.
Should You Appeal?
Appeal if your market value is lower than your assessed value. Don’t appeal if your market value is higher.
Key Dates
Notices typically arrive in April/May. The protest deadline is May 15.
File: Online, Mail or In person using Form: 50-132.
How to File:
Step 1: Collect Facts & File
No one knows your property like you do, so think about what you know about your property and neighborhood, that the assessor may not know. Submit a concise explanation of facts and evidence (photos, estimates, receipts). Include strong evidence such as:
- Comparable home sales
- Photos of needed repairs
- Errors in your property description or sizes
- Proof your home is overvalued vs neighbors
Step 2: Reviews and Hearings
Often the assessor will review and possibly make a settlement before the hearing date. If you receive an offer that is acceptable, it is typically best to sign it before the hearing date. If you proceed to the formal Appraisal Review Board (ABR) hearing, you may be limited to 15 minutes, so it’s important to focus on your opinion of value and your supporting documents. Cases are heard in person, phone or virtual. If you disagree with the decision, you can file a legal appeal or request arbitration.
Does Protesting Actually Work?
Yes—a lot of homeowners see reductions. Many Bexar County homeowners successfully lower their valuations each year. Protesting can reduce your tax bill even if your value seems “close”.
Hire Someone?
There are property tax protest companies and attorneys that will take care of the whole process. Typical fees range 20%–40% of your actual savings.
What Not To Do
Factors such as the tax rates, or your ability to pay are not relevant to this process. The assessor only sets your value; they have no say in the the rate; don’t waste anyone’s time by arguing about rates.
Pro Tips
✔ Protest every year (even small savings add up)
✔ Request the county’s evidence—it shows how they valued your home
✔ Even if you miss your notice, you may still be able to file
Final Notes:
- Focus on the key issues that affect market value. You won’t get what you don’t ask for.
- Be sure to apply for and receive any exemptions available to you. Homeowners are eligible for a homestead exemption on their primary residence, over age 65 are eligible for additional exemption and a freezes, and military may be eligible for additional exemptions. Exemptions are not part of the value protest process. More info on exemptions is here.
- Ask questions. Contact your local appraisal district (assessor’s office) with questions about procedures, processes, forms, or value.
Info provided by Kathy Masterson (License #788021) in good faith and intention.
All info should be verified by any property you apply!
