Your appraisal notice just arrived and the value jumped 15%. Don't just accept it. Protest.
Step 1: File a protest (deadline matters)
- You must file by May 15 or within 30 days of receiving your notice, whichever is later.
- File online at your county appraisal district:
- Dallas: dallascad.org
- Tarrant: tad.org
- Collin: collincad.org
- Denton: dentoncad.com
- Filing is FREE. No attorney needed.
Step 2: Gather evidence
- Comparable sales: Find 3-5 recently sold homes similar to yours that sold for LESS than your appraised value. Source: Zillow, Realtor.com, county records.
- Condition issues: Foundation problems, roof age, needed repairs — document everything with photos.
- Unequal appraisal: If similar homes in your area are appraised lower, that's evidence.
Step 3: Informal hearing
- The appraisal district will schedule an informal review first.
- Bring your evidence. Be polite but firm.
- Most protests are resolved here with a 5-15% reduction.
Step 4: If informal fails — ARB hearing
- Appraisal Review Board (ARB) is a formal hearing.
- Present your case with evidence. You have 15-20 minutes.
- The ARB makes a binding decision (can be appealed further).
Success rates:
- Dallas County: ~70% of protests result in some reduction. Source: DCAD annual report.
- The average reduction is $15,000-30,000 in appraised value = $300-600+ saved per year.
Professional protest services:
- Companies like Five Stone Tax Advisers, Ownwell, or local firms will protest for you for a fee (usually 1/3 of savings).
- Worth it if you don't want to deal with the process yourself.
- Source: ownwell.com, fivestonetax.com
Sources:
- County appraisal district websites
- Texas Comptroller property tax assistance
- Personal experience protesting for 4 years (won every time)
Protest every year. It takes 30 minutes to file online.