Blog > How to Protest your Appraised Value
Property tax appraisals for the current year's taxable values are issued in the spring in all counties. Here are a few tips to understand your statement and how to file a protest if you disagree with the value assigned to your property.
When you receive your Notice of Appraised Value:
- Verify that the appraisal is for the correct property and make sure that any exemption you are eligible for (i.e. homestead, over 65, etc.) is included
- If you believe the value assigned to your property is higher than what the market in your neighborhood would bear, you do have the option of protesting that value and asking the appraisal district to lower it, based on evidence provided. I personally recommend hiring a company like Five Stone or Ownwell to take care of this for you.
- NOTE: Your local appraiser is required to appraise property at market value as of January 1st, so your appraisal should reflect the value of the property at that time. The appraiser has generally applied mass appraisal criteria based on the individual characteristics of your property, and in most cases has not done a physical inspection of your property.
How to Protest your Appraised Value:
- Protest may be filed in writing or online. (Check with your county appraisal district via the links below for the best way to file.)
- File your notice of protest by May 15 or no later than 30 days after the date of the Notice of Appraised Value, whichever date is later. Be aware that the deadline is 30 days after the date of the notice, not from the time you receive it. If you don’t file a notice of protest before the Appraisal Review Board approves the appraisal record, you lose your right to protest or file a lawsuit about the taxable value of your property. Homeowners wishing to protest should contact their local appraisal district office to confirm their interpretation of this time line.
- Provide information to support your protest. IF it supports the value you are attempting to lower your apparisal to, you might provide your closing statement from your home purchase, a copy of the purchase contract, any appraisals, engineer’s reports, etc. to the board when protesting your value. Photos of defects on the property are also helpful.
- Who decides? The Appraisal district board (ARB) is an independent board of citizens that hears property owner protest. It has the power to order the Appraisal District to make changes. If you file a written protest before the deadline, your case will be scheduled for a hearing where you will talk to one or more members of the ARB. The ARB has several options: grant your request, refer you to a hearing of the entire board, schedule a physical inspection of your property, or deny your request. If you are denied, you have the option of filing a lawsuit against the Appraisal District.