Property Tax Disputes In Texas: How To Appeal And Reduce Your Tax Bill

Key Takeaways:

• Protest Rights: Texas law allows property owners to dispute their appraisal every year within strict county deadlines.
• Evidence Matters: Photos, repair estimates, and adjusted market data play a critical role in valuation disputes.
• Exemptions Impact: Homestead, senior, and veteran exemptions can significantly reduce taxable value before appeals begin.

Property taxes in Texas can rise sharply, especially when appraisal values jump unexpectedly from one year to the next. For property owners, this often leads to frustration and confusion about whether the assessed value is truly fair. Fortunately, Texas law gives you the right to challenge those values through a formal appeal process. Whether you’re a homeowner, business owner, or manage multiple properties across different counties, understanding how to dispute your valuation can lead to real savings and a more accurate reflection of your property’s worth.

At Harding & Carbone, we have specialized in property tax representation for over 50 years. Our firm serves property owners across Texas and the nation, managing billions in commercial and industrial assets. We handle the process from start to finish, applying proven strategies, proprietary tools, and decades of experience to defend your property interests.

Key Deadlines And Timelines Across Texas Counties

Every stage of the property tax challenge in Texas is tied to a specific deadline, and missing one can close the door on appealing your valuation. From the moment you receive your appraisal notice to the final opportunity for arbitration or court appeal, staying on schedule is critical. Below are the key phases you need to track carefully:

Appraisal Notices (April To May)

County appraisal districts typically send out appraisal notices between April and May. This notice marks the beginning of your protest timeline, and the date on the notice, not the date you open it, starts the countdown. Review all the details as soon as it arrives to prepare for the next step.

Protest Filing Deadline (May 15 Or 30 Days After Notice)

In most Texas counties, the protest deadline is May 15. If the appraisal notice is sent after May 1, property owners have 30 days from the notice date to file. Missing this window generally forfeits your right to challenge the valuation for the year.

Appraisal Review Board Hearings (Late Spring To Summer)

After your protest is filed, your county will schedule a hearing with the Appraisal Review Board. These hearings take place throughout the late spring and summer months and are your main opportunity to present evidence. Preparation and timely attendance are essential for a successful outcome.

Appeals After The ARB Decision (Within 60 Days)

If you disagree with the ARB’s ruling, you can appeal through binding arbitration or file in district court. This next step must usually be taken within 60 days of receiving the ARB’s written decision. Knowing this deadline in advance can help you prepare for continued action if needed.

Need Help Meeting Protest Deadlines?

Harding & Carbone offers representation and support throughout every stage of the protest timeline. Their team understands the local nuances of appraisal districts across Texas and can help you stay on track. Visit their services page to learn how they assist with ARB hearings, appeals, and more.

Step-By-Step Checklist For Filing Form 50-132 Or Using E-File Portals

Disputing your Texas property tax starts with filing the correct paperwork. Whether you choose the paper-based Form 50-132 or your county’s online portal, a successful challenge depends on getting the details right from the beginning. Here’s how to move through the process confidently and stay organized from start to finish:

Review Your Appraisal Notice

Start by carefully reading the appraisal notice you received from your local appraisal district. Confirm your property details, including land size, improvements, and value assigned. Inaccuracies here can be grounds for protest and will guide the evidence you gather next.

Choose Your Protest Grounds

Texas allows protests for several reasons, such as market value that’s too high, unequal appraisal compared to similar properties, or errors in property records. Determine which of these best supports your case. Selecting the correct protest basis is essential to build a targeted argument.

Collect Comparable Property Data

Research recent sales of homes in your area that share characteristics with yours, including size, age, and condition. If there are key differences, such as a newer roof or major renovations, adjust the comparable sales accordingly. Document these adjustments clearly to support your claim.

Gather Supporting Documentation

Photos, contractor estimates, independent appraisals, and detailed notes about your property’s condition can strengthen your position. Every piece of evidence should directly relate to your claim and help the review board understand why your valuation is inaccurate. Consistency across documents builds credibility.

File Form 50-132 Or Use The E-File Portal

Once your documentation is ready, complete Form 50-132 or access your county’s e-File system. Fill in all required information, including your account number, contact info, and protest reason. Attach your supporting evidence, making sure everything is clearly labeled and legible.

Double-Check And Submit By The Deadline

Before hitting “submit” or mailing your form, review every section for accuracy. Submission deadlines are typically May 15 or 30 days after the appraisal notice date, depending on your situation. Missing this deadline can cost you the opportunity to dispute your bill this year.

Gathering Evidence: Photos, Repair Estimates, And Market Data

Building a successful property tax challenge starts with collecting clear, relevant, and localized documentation. Your goal is to demonstrate that your assessed value doesn’t align with the real condition or market value of your property. Focused, well-prepared evidence helps your case stand out during review.

Property Condition Photos

Photographs of your property should highlight any structural wear, damage, or deferred maintenance that may lower its market value. Cracks in walls, roof deterioration, or outdated fixtures are often overlooked in blanket appraisals but make a strong visual case. Include timestamps and label each photo clearly.

Repair Estimates From Licensed Contractors

Contractor estimates help quantify the actual cost of correcting problems you’ve documented. The more specific and itemized the estimate, the more useful it is to your protest. Always request the estimate on the contractor’s official letterhead and include contact details.

Comparable Sales And Adjusted Market Data

Researching and adjusting comparable sales is key to demonstrating valuation errors. Choose nearby properties with similar square footage, age, and condition, then adjust their sale prices for any upgrades or differences. Clearly showing how you reached your conclusion gives your claim more credibility with the review board.

Homestead, Senior, And Veteran Exemptions That Influence Your Valuation

Before filing a property tax protest, it’s worth checking whether you qualify for exemptions that can reduce your tax burden outright. These exemptions apply to a wide range of property owners in Texas and can significantly lower your home’s taxable value. Applying them early may reduce or eliminate the need for a protest entirely.

Homestead Exemption

The general homestead exemption is available to Texas residents who own and occupy their home as their primary residence as of January 1 of the tax year. This exemption reduces the taxable value of your property, helping lower the final bill. Filing the required paperwork with your appraisal district is essential to receive this benefit.

Senior Citizen Exemption

Homeowners aged 65 and older can apply for an additional exemption that stacks on top of the standard homestead benefit. One of the key advantages is that school district taxes are frozen once this exemption is in place, offering long-term stability. This freeze remains in effect even if property values continue to rise.

Disabled Veteran And Surviving Spouse Exemptions

Disabled veterans and their surviving spouses may be eligible for significant property tax relief depending on the veteran’s disability rating. In some cases, the exemption can reduce the property’s taxable value entirely. Proper documentation from the VA and timely submission to your local district are required for approval.

Preparing For The Appraisal Review Board Hearing

Once your protest is filed, the next step is the Appraisal Review Board (ARB) hearing, where you’ll present your case. These hearings are structured but not overly formal, and preparation is key to making your argument clear and effective. Having the right materials and knowing how to present them can increase your chances of a favorable outcome.

Organize Your Documentation

Compile your photos, repair estimates, and comparable property data into a single, easy-to-follow file. Include a summary page that outlines your argument and clearly states the value you believe is fair. Bringing printed copies or uploading clean digital files will help the board follow your reasoning.

Adjust And Present Comparable Sales Data

Comparable sales, or comps, should be selected based on location, square footage, year built, and property condition. Adjust each comp for differences like added features or major upgrades to support your revised valuation. A clear spreadsheet with line-item adjustments helps the ARB evaluate your position without confusion.

Be Concise And Focused

During the hearing, stick to the facts and refer directly to your evidence. Avoid speculation and stay on topic, guiding the board through your documentation step by step. Your presentation doesn’t need to be long, but it should be well-reasoned and structured.

Have Questions About The ARB Process?

If you’re unsure what to expect or how to prepare, Harding & Carbone can help clarify the process and provide guidance tailored to your case. Their experience across Texas counties can help you avoid common mistakes. Reach out through their contact page for assistance with your upcoming hearing.

Final Thoughts

Challenging your property tax assessment in Texas doesn’t have to be overwhelming. Understanding your rights, filing within the correct timeframe, and preparing the right documentation are the first steps toward a fairer valuation. With rising property values across the state, many owners are finding that a well-prepared protest can lead to meaningful savings year after year.

Exemptions such as the homestead, over-65, and disabled veteran options provide additional ways to reduce your taxable value before the protest process even begins. These programs are often underutilized, yet they can make a significant difference in your final bill. Verifying your eligibility and submitting the appropriate forms to your appraisal district is a simple but effective part of your strategy.

Whether you’re reviewing comps, preparing for an ARB hearing, or filing Form 50-132, having expert support can make the process more efficient. Harding & Carbone has decades of experience helping property owners across Texas manage tax disputes and identify relief opportunities. Visit Harding & Carbone to explore how they can assist with your property tax challenge.

Frequently Asked Questions About Property Tax Disputes In Texas

Can renters file a property tax challenge in Texas?

Only property owners or their authorized agents can file a formal property tax challenge. Renters do not have standing to dispute an appraisal unless ownership rights are involved.

Does filing a protest increase the chance of a higher valuation?

No. Texas law does not allow appraisal districts to raise your value solely because you filed a protest. The review is based on evidence already on record and what is presented during the appeal.

Can I file a property tax challenge every year?

Yes. Texas property owners have the right to challenge their valuation annually, even if they protested in prior years and received a reduction.

What happens if I miss the protest deadline?

Missing the deadline generally means you lose the ability to challenge that year’s valuation. Limited exceptions exist, but they require specific circumstances and additional documentation.

Are online hearings treated differently than in-person ARB hearings?

No. Online, phone, and in-person hearings follow the same rules and standards. The format does not affect how evidence is evaluated or how decisions are made.

Can errors in square footage affect my tax bill?

Yes. Incorrect square footage or property characteristics can lead to overvaluation. These errors are valid grounds for a property tax challenge and should be documented clearly.

Do new purchases automatically reflect market value accurately?

Not always. Even recently purchased properties can be overvalued if the appraisal district applies generalized market increases rather than transaction-specific data.

Is a property tax challenge public record?

Yes. Protest filings and ARB decisions are generally part of public records maintained by appraisal districts.

Can commercial property owners use the same protest process as homeowners?

Yes. The legal framework is the same, though commercial properties often require more complex valuation methods and financial documentation.

Does a successful protest affect future appraisals?

A reduction may influence future valuations, but appraisal districts reassess properties annually. Each year is reviewed independently.