How to Write a Strong Property Tax Appeal Letter That Gets Results

Key Takeaways:

• Key Deadlines for Texas Property Tax Appeals: Mark important dates early. The protest window in Texas is short, and missing it limits your options. Filing on time allows you to present your case and protect your right to a fair hearing.
• Writing and Structuring Your Evidence Packet: Organize your documents so the Appraisal Review Board can clearly see your reasoning. Use comparable sales, photos, repair estimates, and corrected records to create a packet that highlights the true value of your property.
• Leveraging Exemptions to Strengthen Your Argument: Check that every exemption you qualify for is applied. From the Homestead Exemption to benefits for seniors, veterans, or disabled individuals, these deductions lower the taxable value.

Every spring, the envelope lands in your mailbox: the latest property tax assessment, complete with a number that might make your heart skip a beat. For Texan homeowners and commercial property owners, that annual notice can feel intimidating and, at times, unfair. What if your assessed value seems too high? What if you believe you’re being asked to pay more than your fair share?

At Texas Tax Protest, we’ve helped countless clients, homeowners, seniors, veterans, and commercial property owners navigate the complex maze of Texas tax law. We know the process can sound complicated, but with the right approach, you can present a strong, fact-based case that stands out from the crowd. In this guide, we’ll break down precisely how to write a property tax appeal letter that gets results.

Key Deadlines for Texas Property Tax Appeals

Timing is everything when it comes to a successful property tax appeal in Texas. Missing a critical date can mean waiting an entire year before you get another shot at lowering your property tax bill. Here’s what you need to know to stay on schedule:

Notice of Appraised Value

Most county appraisal districts in Texas mail out the Notice of Appraised Value to homeowners sometime in April or early May. That notice spells out the taxable value of your property for the coming year and officially opens the window for protest.

Protest Filing Deadline

Homeowners typically have until May 15, or 30 days after the notice is delivered, whichever is later, to submit a property tax appeal letter. Mark this date immediately, as missing it usually means waiting until the following year to challenge your valuation.

Hearing Dates

After your appeal is filed, you’ll receive notice of a hearing date before the Appraisal Review Board (ARB). These hearings usually take place from late spring through summer. You’ll present your case in person or virtually, using supporting documentation and comparable property data.

Late Protests

Certain situations, such as a delayed appraisal notice, may allow for a late protest. These opportunities are limited and should be treated cautiously, since relying on them risks forfeiting your appeal for the year.

Supplemental Appraisal Rolls

Major errors or qualifying changes, such as storm damage or misreported property features, may open the door to adjustments outside the regular protest period. These deadlines are highly specific and require immediate action when the event occurs. Setting reminders for each of these dates and gathering your evidence in advance can make the protest process smoother and help set you up for the best possible outcome.

Writing a Concise Facts-First Appeal Letter

When crafting your property tax appeal letter, clarity and evidence go further than emotion or vague complaints. A strong appeal lands squarely on the facts: what your tax assessment says, where you see discrepancies, and outside data that supports your case. 

• Open with key details: Begin your letter with your name, property address, account or parcel number, and the assessed value you are contesting. State plainly the amount or percentage by which you believe the property is overvalued.
• Explain your purpose for appealing: Establish the reason behind your protest. Mention when you received the appraisal notice and outline specific concerns, such as overvaluation, record errors, or property damage. 
• Present comparative market analysis: Use recent sales of similar homes or commercial properties in your area to demonstrate discrepancies. List details like square footage, lot size, year built, sale price, and condition. Highlight meaningful differences or similarities to show why your property’s valuation should be adjusted.
• Apply adjustments: Adjust the comps to reflect features of your property. For example, if your home includes a renovated kitchen or additional garage space, increase the comp’s value to match those improvements. If your property has drawbacks the comp does not, such as a smaller lot or an aging roof, adjust the value downward. 
• Summarize: Conclude with a clear statement such as: “After adjustments for condition and features, comparable properties suggest a market value closer to $X.” This reinforces your position and frames the board’s review.
• Reference supporting documents: Direct reviewers to attachments or labeled sections where they can verify your data. Include comps, appraisal notices, photos, and repair estimates.

Structuring Your Evidence Packet for the Appraisal Review Board

The evidence packet is the backbone of your property tax appeal. Building a clear, persuasive case starts with gathering relevant documents, then arranging them in a logical, easy-to-follow way.

Start With Comparable Sales

Begin by gathering recent sales data of properties similar to yours. Aim for three to five “comps” that closely match in size, age, location, and condition. Adjust these figures for differences. For example, if your home is 200 square feet smaller than a comparable property that sold for $500,000, subtract the value of the additional square footage using the neighborhood’s average price per square foot. 

Document Property Condition and Issues

Photographs can add weight to your case. Show clear images of any damage, outdated features, or maintenance problems, such as an aging roof or cracked foundation. Pair these visuals with repair estimates or contractor statements to demonstrate how these issues reduce your property’s market value compared to well-maintained homes. Use captions or notes to tie each piece of evidence directly to your argument.

Highlight Discrepancies in the County’s Records

Review your appraisal district’s property record for mistakes. Look for errors in square footage, number of bedrooms or baths, or even the type of construction. Print out these pages, underline incorrect details, and include a note clarifying what’s incorrect. When possible, back your corrections with official documents or an appraiser’s sketch.

Organize Supporting Documentation

Round out your packet with additional documents such as:

• Recent appraisal reports (when available)
• Contractor repair bids or inspection summaries
• Neighborhood market trend data
• Maps showing flood zones, busy roads, or other factors that affect property value

Arrange these materials in a clear sequence. Start with a cover sheet listing all items, then group evidence by topic: comps, property condition, county records, and supporting documents. Number your pages for quick reference during your presentation. A well-structured packet shows preparation and helps keep your argument focused in front of the ARB.

Leveraging Exemptions to Strengthen Your Argument

Exemptions can be powerful tools when building your property tax appeal. They are designed to lighten the tax burden for eligible homeowners, but they do not apply automatically. By identifying which exemptions you qualify for and showing how they change your property’s taxable value, you strengthen your case and increase the chances of a fair adjustment.

Common Exemptions in Texas

For Texas homeowners, the most frequently applied exemptions include the Homestead Exemption, the Over-65 Exemption, and exemptions for veterans or disabled individuals. Each reduces a portion of your home’s taxable value. For example, if your property is assessed at $300,000 and you qualify for a $40,000 Homestead Exemption, your tax bill should be calculated as though your home is worth $260,000.

Showing Eligibility in Your Letter

In your appeal letter, clearly state which exemptions apply to you and demonstrate the math. If the appraisal district overlooked your Homestead Exemption, show the exact deduction that should appear. If you qualify for an Over-65 or disabled person’s exemption, note the year you became eligible and cross-check the assessed value with the exemption applied.

Backing Up Your Exemptions

Errors with exemptions are common, and an overlooked exemption can raise your bill substantially. To address this, include copies of exemption applications, approval forms, or prior correspondence with the appraisal district. Directly reference these attachments in your letter so reviewers see the connection between the paperwork and your claim.

When to Bring in Professional Help for Your Property Tax Protest

For many Texans, protesting a property tax assessment begins with manageable steps: pulling comparable sales, checking records, and running calculations. In some cases, though, the process shifts into a serious financial negotiation with the appraisal district. This is where professional guidance can strengthen your position.

When Your Property Is Unique

Historic homes, custom commercial buildings, or properties with unusual features rarely fit neatly into neighborhood comparisons. These cases often require complex adjustments for age, condition, or distinctive upgrades. A tax professional can apply precise calculations between unlike properties and present the data in a way that appraisal districts recognize.

When the Evidence Gets Complicated

Gathering sales data is only the beginning. Each comparable property needs adjustments for factors such as square footage, lot size, renovations, or location quirks. Organizing these details with accurate formulas and documentation is critical. Professionals specialize in preparing this analysis so your appeal is supported by credible, easy-to-follow numbers.

When Legal or Technical Questions Arise

Sometimes the issue goes beyond market value. Questions may involve whether a property qualifies for an exemption or whether recent improvements were misclassified. Situations like these require up-to-date knowledge of Texas property tax laws and the specific procedures of county appraisal offices.

Final Thoughts

Crafting a winning property tax appeal letter can feel daunting, especially with Texas’s ever-evolving tax landscape. You don’t need to be a legal expert to build a persuasive, well-reasoned appeal—just the right facts, a clear explanation of your case, and the confidence to challenge an unfair assessment. 

At Texas Tax Protest, our expertise lies in demystifying this process and guiding you through every step. If you’re ready to stop overpaying and secure a fairer property tax valuation, partnering with a dedicated team can make all the difference. Your strongest appeal begins with a letter that stands out.

Read More:

• How Local School Districts and Governments Impact Your Property Taxes
• Texas Property Tax Relief Bills: Key Updates And Potential Savings
• What Really Happens During a Property Tax Protest Hearing?

Frequently Asked Questions About Writing a Property Tax Appeal Letter

What are common reasons to appeal property taxes?

Homeowners often appeal their property taxes due to overvalued property assessments, discrepancies in property details, or evidence that comparable homes are valued lower. You might also appeal if major damage, like from a storm or fire, hasn’t been factored into your home’s value, or if recent sales in your neighborhood justify a lower amount.

What documents do I need to include with my property tax appeal letter?

Gather your property tax assessment notice, recent photographs (especially if they highlight damage or repairs needed), contractor estimates, and a list of at least three recent comparable property sales. Include appraisals if you have them, and any correspondence with your county appraisal district.

When is the best time to file a property tax appeal letter?

Aim to file your appeal as soon as you receive your assessment notice. Deadlines vary by county, but in Texas, they generally fall 30 days after receiving your notice or May 15, whichever is later. Mark your calendar and act quickly to preserve your right to protest.

What information should be included in the appeal letter?

Start with your contact information and the property’s address. Reference your account or parcel number, then state clearly why you believe your assessment is too high. Attach evidence like comparable sales, appraisals, and photos. 

How long should my property tax appeal letter be?

Keep your letter focused and concise, usually one to two pages. Clearly present your argument, detail your supporting evidence, then conclude with your requested change.

How do I find comparable property values?

Look up recent sales of similar homes in your area, ideally within the same neighborhood and school district. Use property search tools provided by local appraisal districts or real estate websites. From there, adjust your comparables for differences in size, age, and key features to make fair comparisons. For example, if your home is 300 square feet smaller than a comparable, subtract the value based on typical price-per-square-foot differences.

What are the typical deadlines for a property tax appeal?

Most Texas homeowners face a deadline in mid-May or 30 days from the date their notice was delivered, whichever comes later. These deadlines are strict, so always check your county appraisal district’s calendar. Missing it means waiting until next year to protest.