Property Tax Challenge: How to Dispute and Lower Your Tax Bill in Texas

Key Takeaways:

• Deadlines and Timelines Across Texas Counties: Mark appraisal notice and protest filing dates on your calendar early, since missing them can limit your options for appeal.
• How to Gather Evidence for a Property Tax Challenge: Use photos, repair estimates, and comparable sales data to show the true condition and market value of your property.
• Research Exemptions and Partner With Texas Tax Protest: Apply for homestead, senior, or veteran exemptions where eligible, and work with our team at Texas Tax Protest to strengthen your chances of securing fair tax savings.

Every spring, thousands of Texas homeowners and commercial property owners open their appraisal notices and ask the same question: Is this really what my property is worth? Rising property values often mean higher assessments, and those bigger numbers translate directly into larger tax bills. For many families and business owners, that notice feels like an uphill climb that never seems to slow down.

Texas law gives you the right to dispute your property’s valuation through a formal process known as a property tax challenge. At Texas Tax Protest, we believe in fair tax assessments for everyone, and with years of hands-on experience and a deep knowledge of Texas property tax laws, we help homeowners, veterans, seniors, and commercial owners thrive within the property tax system. Let’s break down how the protest process works, show you exactly what steps to take, and highlight proven strategies for lowering your property tax bill. 

Key Deadlines and Timelines Across Texas Counties

Texas property tax season runs on a tight schedule, and missing a key date could mean forfeiting your chance to challenge your tax bill this year. While there are similarities across counties, a few details may vary depending on where your property’s located.

• Appraisal Notices (April–May): Every spring, county appraisal districts mail appraisal notices. Open that envelope right away. The countdown on your protest period begins the day the notice is sent, not the day you check your mailbox.
• Protest Filing Deadline (May 15 or 30 Days): In most counties, the deadline to file a property tax protest is May 15. When a notice goes out after May 1, you have 30 days from the printed date to act. Always confirm the exact cutoff because holidays, weekends, and county calendars can shift due dates.
• Appraisal Review Board Hearings (Late Spring–Summer): After filing, the Appraisal Review Board (ARB) will schedule a hearing. This is the moment to present your case with evidence, like comps, photos, repair estimates, or professional reports. Hearings move quickly, so remember to be prepared.
• Appeals Beyond the ARB (Within 60 Days): When the ARB issues a decision you disagree with, you may appeal through binding arbitration or district court. These follow-up deadlines are tight, often 60 days or less after the board’s decision.

Step-by-Step Checklist for Filing Form 50-132 or Using e-File Portals

Navigating the property tax challenge starts with the right paperwork. Texas gives you two main paths: filing the traditional Form 50-132 (Notice of Protest) or using an appraisal district’s e-File portal. The checklist below keeps the process simple and organized from the start.

1. Gather Your Appraisal Notice: Start by reviewing your most recent appraisal notice. Confirm the details, and match your records.
2. Identify Your Grounds for Protest: You can protest based on incorrect market value, inequality with similar properties, or errors on your property record. 
3. Collect Comparable Property Data: Research recent sales of similar homes in your area. Pay close attention to features like square footage, age, and upgrades. Adjust values mathematically to reflect differences. For instance, if a comparable property has a new roof worth $10,000 more than yours, subtract that amount from its sale price before using it as evidence. Document each adjustment so your case is persuasive.
4. Prepare Supporting Documentation: Gather repair estimates, photos showing property condition, or independent appraisals if available. The more evidence, the better your position.
5. Fill Out Form 50-132 or Access Your County’s e-File Portal: Print and complete Form 50-132, or log in to the e-File portal for your appraisal district. Input all required details (account number, contact information, protest reason).
6. Attach Evidence: Upload digital copies of your comps, photos, and documentation in e-File portals. Staple or include copies with your mailed or hand-delivered Form 50-132.
7. Review and Submit Before the Deadline: Double-check all entries for accuracy. Submit by the protest deadline, typically May 15th or 30 days after you receive your notice.

Gathering Evidence: Photos, Repair Estimates, and Market Data

Building a compelling property tax challenge starts with documentation. The more concrete your evidence, the stronger your case when facing local appraisal districts. Here’s how to gather and organize what you’ll need:

Photos 

Snap clear, dated photos of any visible issues with your property. Foundation cracks, roof wear, outdated kitchens, or other repair needs all tell the story of a lower market value. Each photo demonstrates what the property is actually worth, instead of the simplified version a county sketch might suggest.

Repair Estimates 

Collect professional repair estimates for any major problems you’ve documented. Written bids from licensed contractors, with all costs itemized, help quantify just how much these issues impact your property’s value. Appraisal review boards often give weight to these straightforward numbers.

Market Data and Comps 

Comps are the backbone of any property tax challenge. Look for recently sold homes in your area that share key attributes with yours, such as square footage, age, and location. Adjust values carefully to reflect differences. For instance, if a comparable home has a remodeled kitchen, subtract the typical renovation cost from its sale price before comparing it to your property. Each adjustment should be documented with local market data or insights from real estate professionals, so the final figures reflect a fair comparison.

Homestead, Senior, and Veteran Exemptions That Influence Your Valuation

Texas property tax law includes exemptions that can substantially reduce your bill before a protest even begins. These exemptions work as built-in safeguards for homeowners, seniors, and veterans, lowering appraised value and bringing meaningful relief.

Homestead Exemption

The homestead exemption applies to homeowners who use their property as their primary residence. Instead of shaving off a percentage, this exemption removes a fixed dollar amount from your home’s appraised value, creating noticeable savings. To qualify, you must both own and occupy the property on January 1 of the tax year and submit the required paperwork to your county appraisal district. 

Senior Citizen Exemption

Homeowners aged 65 or older can access additional relief through the Over-65 exemption. This exemption layers on top of the standard homestead benefit, reducing taxes further. Once approved, school district taxes on that property are “frozen,” meaning they will not increase as market values rise. New improvements or additions may still lead to adjustments, but the core school tax amount remains steady.

Veteran Exemption

Veterans and their surviving spouses may also be eligible for substantial property tax exclusions. These exemptions range from a partial reduction in appraised value to a full exemption, depending on the veteran’s disability rating and circumstances. The process requires submitting documentation of eligibility, such as a VA disability letter, and applying through your local appraisal office.

Preparing for the Appraisal Review Board Hearing

Facing the Appraisal Review Board (ARB) hearing might sound intimidating, but preparation makes all the difference. 

• Fill Out Documents: Preparation for an Appraisal Review Board (ARB) hearing starts with strong evidence. Collect recent appraisals, repair estimates, photos showing condition issues, or data reflecting neighborhood market shifts to demonstrate that your property is overvalued.
• Bring in Comparable Property Data: Comps remain one of the most important tools for your case. Focus on homes with similar square footage, age, and features. Adjustments matter here. For example, when a comp includes a pool and your property does not, subtract the pool’s value from the sale price. If your home has a feature the comp lacks, add that value. 
• Show Your Numbers Clearly: Create a spreadsheet or visual chart that walks step-by-step through your comps and adjustments. A clear presentation helps the ARB follow your reasoning and makes your proposed value more persuasive.
• Rehearse Your Delivery: Practice a concise explanation of why your current assessed value is too high. Refer to your evidence and calculations directly, keeping the focus on clarity. End your presentation by letting your documentation speak for itself.
  

Final Thoughts

A successfully challenged assessment can mean more room in your budget year after year. Every protest starts with a step: gathering facts, understanding your local appraisal district’s process, and choosing the right partner to help you advocate for your best interests. If you’re new to the world of Texas property taxes or have been frustrated by rising bills, let Texas Tax Protest guide you through each stage with clarity, reliability, and a focus on real savings.

Don’t let confusion or complexity keep you from the tax relief you deserve. With Texas Tax Protest by your side, you enjoy the benefits of fairness, transparency, and a process built for your peace of mind. 

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 Property Tax Challenges in Texas

How do I know if my property is overvalued by the county?

Many homeowners suspect overvaluation when their tax bill spikes or they notice properties in the neighborhood with lower tax assessments. To figure out if your property is overvalued, start by reviewing the county’s assessment notice. Compare your home’s market value to similar properties in your area. If your appraised value seems higher after accounting for these factors, consider a property tax challenge.

When is the deadline to file a property tax protest in Texas?

Texas property owners usually need to file a protest by May 15 or 30 days after the notice of appraised value is delivered. Each appraisal district may send notices at slightly different times, so mark your calendar and don’t miss this key date. Missing the deadline means losing the opportunity to challenge until next year.

Who can dispute their property tax appraisal in Texas?

Any property owner in Texas, homeowners, commercial property owners, and even those with vacant land, has the right to dispute an appraisal from their local appraisal district. This process is open to both individuals and businesses, regardless of whether it’s your primary residence or an investment property.

Do I need an attorney or agent to protest my property taxes?

No legal representation is required. Texas law allows owners to protest on their own or designate an authorized agent, like Texas Tax Protest, to handle the process for them. Many find value in using a specialized firm familiar with local appraisal districts and effective protest strategies, but you’re welcome to represent yourself.

Are there costs associated with filing a property tax protest?

Filing a protest itself doesn’t cost anything, as the process through your local appraisal district is free. However, if you choose to work with a property tax consultant like Texas Tax Protest, there may be professional fees for their expertise and advocacy throughout the appeal. Many homeowners find that this pays off through more significant savings and a stress-free experience.

What is the difference between market value and assessed value?

Market value is what your property would likely sell for in the current real estate market, considering factors like location, size, and condition. Assessed value is the value assigned by the appraisal district for tax purposes and may include state-mandated limitations, such as the homestead cap that restricts annual increases for qualified properties. When exemptions come into play, these values differ.

Are commercial and residential property tax protests handled differently in Texas?

Residential and commercial properties use the same general protest process set by the state, but the details can look quite different. Commercial appeals often require specialized valuation methods and in-depth market analysis, given the complexities of income generation, lease terms, and operating costs. Residential protests more commonly focus on comps and home conditions. Texas Tax Protest’s team is well-versed in both, tailoring the strategy to the specific type of property.