Why Texans Protest More Than Anyone
In a non-disclosure state with no income tax and high property tax rates, your appraised value is your tax bill. Texas makes challenging it unusually easy: filing is free, hearings are informal, most protests in the big counties end with some reduction, and one section of the Tax Code, the "equal and uniform" provision, is arguably the most homeowner-friendly appeal law in the country. Protesting annually is routine here, not adversarial.
The Timeline
| When | What happens |
|---|---|
| ~April | Notice of Appraised Value arrives from your county appraisal district (CAD) |
| May 15 (or 30 days after your notice, whichever is later) | Protest deadline, file Form 50-132 or protest online |
| May–July | Informal meeting with a CAD appraiser; most cases settle here |
| Jun–Aug | Formal hearing before the Appraisal Review Board (ARB) if you didn't settle |
| After the ARB | Further appeal: binding arbitration, district court, or (for some) SOAH |
The deadline printed on your own notice always controls. Miss it and you're done until next year, file the protest first, gather evidence after. Filing costs nothing and you can always withdraw.
The Two Arguments (Use Both)
1. Market value: "It wouldn't sell for that"
Evidence: recent sales of comparable homes (harder in Texas because sale prices aren't public, use an agent's MLS pull, or the CAD's own comps), an independent appraisal, repair estimates for problems the CAD can't see (foundation, roof, drainage), and photos. Our guide to finding and adjusting comps applies fully here.
2. Equal and uniform: "My neighbors are appraised lower"
Texas law says your protest must be granted unless the district shows your appraised value is at or below the median of comparable properties, appropriately adjusted. Note who carries that burden: them. Pull the CAD's public records for 5–10 similar homes on your street or in your subdivision, compute appraised value per square foot, and if you sit above the median you have a winning argument even in a hot market where sales support the price. This is the argument that works when market-value evidence is against you.
The Playbook, Step by Step
- File by the deadline (online portal or Form 50-132). Check both "incorrect appraised value" and "unequal appraisal" so both arguments stay available.
- Request the district's evidence. You're entitled to the data the CAD will use against you, their comps, their adjustments, before the hearing. Ask for it when you file. Their own comp sheet, re-adjusted honestly, is often your best exhibit.
- Check your property record for errors on the CAD site: wrong square footage, a garage counted as living area, a remodel that never happened. Errors are the fastest wins.
- Take the informal meeting. A CAD appraiser can settle on the spot; most protests end here. Bring a one-page summary: your number, your comps table, your photos. Be specific, "I believe $385,000 is supported" beats "it's too high."
- If you don't settle, the ARB hearing is a ~15-minute session before citizen panelists: the CAD presents, you present, they decide. Stay factual, hand them your one-pager, and give them a specific number to land on. You can appear in person, by phone/video, or by affidavit.
- Unhappy with the ARB? Binding arbitration (moderate deposit, for homes under the value cap) or district court. For most homeowners, arbitration is the practical next step, but few need it.
How the Protest Interacts With Your Exemptions
Protesting lowers your appraised value; your homestead exemption then comes off the top, and the 10% cap limits future growth from the new, lower base, wins compound. If you're 65+ with a frozen school ceiling, a successful protest can even lower the ceiling (it can go down, never up). Protest years with big jumps especially: the 10% cap means this year's excess becomes next year's guaranteed increase if you let it stand.
Do It Yourself or Hire a Firm?
The process is designed for homeowners, no lawyer needed, and a prepared DIY protest performs well. Firms that protest for you typically charge 25–50% of first-year savings and make sense if you simply won't do it yourself, or for high-value or unusual properties. Full fee breakdown and how to choose in our protest company comparison.
Bottom Line
File by May 15, check both protest boxes, request the CAD's evidence, and bring a one-page case built on their own records, the equity argument means the district has to prove your number is fair, not the other way around. A successful protest saves money this year and every year after through the 10% cap. Rates and typical bills for your county are on our Texas pages, and the national context is in our general appeal guide.