Your county appraisal district sent you a notice of appraised value. If it seems high, protest it. 65% of Dallas County protests result in a reduction. Source: DCAD annual report.
Deadline: May 15 (or 30 days after the notice is mailed, whichever is later)
Step 1: File the protest
- Online (fastest): DCAD, TAD, CCAD all have online protest portals
- By mail: Send a completed Notice of Protest form to your appraisal district
- In person: Walk into the appraisal district office
Step 2: Gather your evidence
- Comparable sales: Find 3-5 recent sales of similar homes in your neighborhood that sold for less than your assessed value. Use Zillow, Realtor.com, or your appraisal district's own sales data.
- Condition issues: Photos of any deferred maintenance, foundation issues, needed repairs that reduce value.
- Unequal appraisal: If similar homes in your neighborhood are assessed lower, this is an "equity" protest. Pull the appraisal records from your district's website.
Step 3: Informal hearing
- Most districts schedule an informal hearing first. You sit with an appraiser and present your evidence.
- 75% of cases settle at this stage. Source: TAD annual report.
- Be polite, organized, and factual. Present your comps and let the data speak.
Step 4: ARB hearing (if informal fails)
- The Appraisal Review Board (ARB) is a formal hearing panel
- You present evidence, the appraisal district presents theirs, the board decides
- You can still bring an attorney or tax consultant at this stage
Step 5: Further appeals
- District court (binding arbitration for homes under $1M)
- SOAH (State Office of Administrative Hearings) for $1M+
DIY vs. hiring a tax consultant:
- DIY: Free. Works well for straightforward cases.
- Tax consultant: Typically 33-50% of the savings for one year. Worth it for complex cases or high-value properties.
Sources:
- Texas Tax Code Chapter 41 (protest procedures)
- DCAD — protest portal and annual report
- TAD — protest portal and annual report
- Texas Comptroller — property tax protest guide
File every year. Even if you don't win, it keeps the appraisal district honest.