When You Receive Your Appraisal Notice:
Homeowners in North Texas often receive their Notice of Appraised Value from their respective County in mid to late April, and they may want to protest their taxable amount. As a courtesy to these clients, our OnDemand Realtors offer a free CMA (Comparative Market Analysis) to assist OnDemand Realty clients when protesting their taxes. A CMA will provide an accurate estimate of the home's market value, which is one of the four techniques used to protest taxes. If the taxable value is lower than the market value, no action needs to be taken. If the taxable value is equal to the market value, no action needs to be taken. However, if the taxable value is higher than the market value, action must be taken and the taxes must be protested. Therefore, a comprehensive market analysis is essential for determining the market value of a property and making an informed decision about whether or not to protest the property's taxes.
Determining If You Should Protest:
If you think your property's assessed value is too high, your initial recourse should be to visit your County Tax Assessor's website to discover how to dispute your property taxes. Each County varies in their process, with some offering online protests while others may require you to mail in your protest or set up an ARB (Appraisal Review Board) meeting.
Regardless of the protest method, it's crucial to gather evidence to support your claim that the appraised value is excessive or that there's an inequality in comparison to your neighbors' appraised values.
TEXAS PROPERTY TAX
PROTEST FAQ
Everything DFW homeowners need to know about protesting their property taxes in Collin, Dallas, Denton, and Tarrant County — deadlines, evidence, hearings, and strategy.
All Questions
The Basics
Process & Deadlines
Evidence & Strategy
Results & Savings
15 of 15 questions
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01What is a property tax protest in Texas?The Basics+A property tax protest is a formal challenge to the appraised value assigned to your property by your county's Central Appraisal District (CAD). In Texas, the appraisal district determines what your property is worth for tax purposes each year. If you believe that value is too high — either above fair market value or unequal compared to similar properties nearby — you have the legal right to protest it and potentially lower your annual tax bill.
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02When do DFW homeowners receive their Notice of Appraised Value?Process & Deadlines+Most homeowners in Collin, Dallas, Denton, and Tarrant Counties receive their Notice of Appraised Value from mid to late April each year. The notice will show the value the CAD has assigned to your property for the current tax year. Review it as soon as it arrives — you typically have 30 days from that date to file a protest, and that window closes fast.
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03What is the deadline to file a property tax protest in Texas?Process & Deadlines+The protest deadline is May 15 of the current tax year, or 30 days after the date printed on your Notice of Appraised Value — whichever is later. Missing this deadline means you cannot protest until the following year. There is no extension. Act as soon as you receive your notice, even if you're not sure yet whether you have grounds to protest.
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04Should I protest my property taxes every year?The Basics+Yes, in most cases. Even if your value didn't increase significantly, protesting annually keeps your assessed value in check and builds a protest record that strengthens future challenges. In fast-appreciating DFW markets, skipping years can allow your assessed value to compound far above your actual market value. The cost of filing is zero — the only cost is your time, or a contingency-fee consultant if you'd rather not handle it yourself.
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05How do I determine if I should protest my taxes?The Basics+Start by comparing your assessed value to what your home would actually sell for today. If your taxable value is lower than or equal to market value, you likely don't have grounds for a market value protest — though you may still have an inequality argument. If your taxable value is higher than market value, you absolutely should protest. A free CMA from an OnDemand Realty agent is the most efficient way to determine your true market value and make this call with confidence.
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06What is a Comparative Market Analysis (CMA) and why does it matter?Evidence & Strategy+A CMA is a document produced by a licensed REALTOR® using MLS data showing recent sales, pending transactions, and active listings comparable to your home. It's the industry standard for establishing current market value. If the CMA shows your home's market value is lower than your assessed value, it's your most powerful piece of protest evidence. OnDemand Realty provides free CMAs to clients protesting their property taxes — this is one of the most valuable tools available to DFW homeowners.
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07What are the four main valuation methods used in a property tax protest?Evidence & Strategy+The four primary approaches are: (1) Comparative Market Analysis — recent comparable sales demonstrating market value; (2) Replacement Cost — what it would cost to rebuild at current labor and material prices (usually runs high, less effective for lowering value); (3) Price Per Square Foot — establishing a valid price-per-SF using true comps, though inconsistent calculations limit this method's reliability; and (4) Purchase Price vs. Taxable Value — if you've closed within the past 1–2 years, your actual sale price is often the strongest single piece of evidence.
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08What does it mean that Texas is a non-disclosure state?Evidence & Strategy+Texas law does not require sellers to disclose their actual sale price publicly, meaning true transaction prices are not recorded in deed records the way they are in many states. Appraisal districts rely on surveys, permit data, and secondary sources to estimate values — which means their data is often imprecise. If you purchased your home recently, your actual price is something the CAD cannot easily dispute, making it one of the most compelling arguments in a protest hearing.
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09How do I actually file a protest in Collin, Dallas, Denton, or Tarrant County?Process & Deadlines+Each county has its own process. Collin County (CCAD) and Denton County (DCAD) both offer robust online protest portals where you can submit evidence and often resolve your protest without ever attending a hearing. Dallas County and Tarrant County (TAD) also have online options but may schedule you for an informal hearing first. In all cases, you can also mail a written protest using Texas Form 50-132 or appear in person. Filing online is fastest — visit your county's appraisal district website as soon as your notice arrives.
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10What is the difference between an informal hearing and an ARB hearing?Process & Deadlines+An informal hearing is a one-on-one meeting (or online review) between you and a CAD appraiser before going to the formal board. The appraiser reviews your evidence and may agree to lower the value on the spot — the majority of protests are resolved at this stage. If you can't reach agreement informally, the case proceeds to an Appraisal Review Board (ARB) hearing, where an independent panel of citizens hears both sides and makes a binding determination. The ARB is your last administrative remedy before going to district court.
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11What evidence should I bring to my protest hearing?Evidence & Strategy+The strongest evidence package includes: a recent CMA from a licensed REALTOR® showing comparable sales below your assessed value; your actual purchase price if you bought within 1–2 years; photos documenting condition issues — foundation cracks, roof damage, deferred maintenance, anything the CAD may not have factored in; and a printout of neighboring properties' assessed values if similar homes nearby are assessed lower (supporting an unequal appraisal argument). Organize everything into a clear packet and bring multiple copies to any in-person hearing.
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12What is an unequal appraisal protest and when should I use it?Evidence & Strategy+An unequal appraisal protest argues that your property is assessed at a higher percentage of market value than comparable properties in your neighborhood — even if the CAD's absolute number isn't necessarily wrong. Texas law requires equal and uniform taxation, meaning the CAD cannot assess you at a significantly higher ratio than your neighbors. If similar homes nearby are appraised 10–15% lower relative to their sale prices, you have grounds to demand the same treatment. This is often the most powerful argument available, particularly in established neighborhoods where comps vary.
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13Can I hire someone to protest my property taxes for me?The Basics+Yes. Property tax consultants and protest firms handle the entire process on a contingency fee basis — typically 25–40% of the first year's tax savings. If they don't reduce your value, you owe nothing. For homeowners who don't want to attend hearings or gather evidence, this is a practical option. The downside is the fee can be significant on a large reduction. If you're comfortable gathering comps and attending an informal hearing, handling it yourself — ideally with a CMA from your REALTOR® — can save you the entire reduction rather than sharing it.
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14How much can I realistically save by protesting my taxes in DFW?Results & Savings+Savings depend on how far above market value your property is assessed and your local combined tax rate. In DFW, where combined rates (city, county, school district, MUD) commonly run 2.0–2.8% of assessed value, the math looks like this: a $30,000 reduction in appraised value saves approximately $600–$840 per year. A $50,000 reduction saves $1,000–$1,400 annually. These savings compound — successfully holding your assessed value lower for five years doesn't just save you money this year, it saves you money every year of that period.
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15How does the homestead exemption interact with my tax protest?Results & Savings+The homestead exemption reduces your taxable value by $100,000 for school district taxes and caps annual assessed value increases at 10% per year regardless of actual market movement — but only after you've filed. These are two separate tools working together: the exemption limits how fast your value can grow year over year, while an annual protest challenges the absolute value each year. If you haven't filed your homestead exemption yet, do it immediately — you can file January 1 of the year you occupy the home as your primary residence. It works alongside your protest, not instead of it.
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