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.
The informal hearing is where most cases are won. Be organized, bring paper copies of your comps, and be respectful. The appraiser is just doing their job.