It’s Property Tax Season, Here’s Your Guide to Protest Your Appraisal

It’s property-tax season in Texas, and if you disagree with the valuation of your property, you have the right to protest. The standard deadline to file a protest is May 15 or no later than the 30th day after your notice of appraised value was mailed to you. Texas has one of the most taxpayer-friendly property tax codes in the nation, but only if you understand your rights as a property owner.

Navigating the Texas property tax system can be intimidating, but it is widely considered one of the most taxpayer-friendly codes in the nation. Your most critical right as a property owner is the ability to protest your property appraisal to the Appraisal Review Board (ARB) if you disagree with the value or any action of the appraisal district.

If you are handling your own protest this year, use the following guide to build a credible case and ensure your taxpayer rights are fully in place.

The “Do’s” of a Successful Protest

• DO file on time. The standard deadline to file a written notice of protest is May 15 or no later than the 30th day after the date your notice of appraised value was mailed to you, not from the delivery date. If you miss this window, you generally lose your right to appeal for the year.

• DO check “Market Value” and “Unequal Appraisal.” When filing Form 50-132, in Section 3, check the box for both “incorrect appraised (market) value and/or value is unequal compared with other properties.” This allows you to argue either that your home wouldn’t sell for the appraised amount or that your appraised value is higher than that of similar homes in your area. Other reasons may apply, so review all options.

• DO gather market evidence. Focus on sales of similar properties that occurred as close to January 1 as possible. Ask a real estate agent for a list of recent “comparables” (comps) or talk to neighbors about recent sales.

• DO request the “Evidence Packet.” At least 14 days before your hearing, you are entitled to a copy of the data, schedules, and formulas the chief appraiser plans to use to justify your value.

• Do ask questions. If you have questions about the appraiser’s evidence, call the appraisal district as soon as possible and ask to speak to an appraiser about your case. If you have the option to file online, you can submit evidence and questions through the portal. This may help you prepare a better case, or it may even lead to an informal settlement.

• DO present “Hard Evidence.” Present items the assessor may not know about, such as photographs of damage (or anything that reduces value), repair estimates, or receipts for work done after January 1 of this year. If you go to a formal hearing, bring copies of your evidence: one for the district and one for each of the ARB members.

• DO be professional and concise. ARB hearings may be limited to just 15 minutes. Be prepared to present your case, stay on point, and present a specific request in terms of market value adjustment. Be genuine and kind in your communications.

The “Don’ts” of the Protest Process

• DON’T argue about your tax bill. The appraisal district only determines the value of your property; they do not set the tax rates or the final dollar amount of your bill. Arguments about tax rates or the government’s budget are irrelevant to the ARB.

• DON’T focus on your “ability to pay.” While a high tax burden is difficult, your personal financial situation is not a legal ground for a valuation protest.

• DON’T rely on list prices as comps. While list prices of homes currently on the market can help set an “upper limit” for your opinion of value, only closed sales are considered valid comparables in a formal appraisal.

• DON’T skip the informal meeting. Many districts offer an informal conference with a staff appraiser before the ARB hearing. This is often your best chance to settle the case quickly without a formal hearing.

For taxpayer assistance on appraisal protests and appeals (including video guides for homeowners and small businesses), visit .

Homesteads: Confirm Your Exemption(s)

The homestead exemption is an effective way to lower the tax burden on your primary residence. As of 2025, the state-mandated school district exemption is $140,000. Your city and county may also offer a homestead exemption.

How to Confirm

• Check the Appraisal Record. Visit your local appraisal district’s website and search for your property. The “Exemptions” section should clearly list “HS” for a general homestead.

• Watch for Your Notice. If your primary residence is not receiving an exemption and it is designated as your primary residence, the chief appraiser is required to send you a specific notice of eligibility along with an application form.

• Verify the 10 percent Cap. Once you have had your homestead exemption for a full year, the “appraised value” for tax purposes cannot increase by more than 10 percent per year, even if the market value increases faster.

How to File (if not already confirmed)

• Use Form 50-114. This is the standard application for a residence homestead exemption.

• Meet the Deadline. The general deadline to file is no later than April 30. However, if you recently moved, you can qualify immediately upon moving in.

• Late Applications. You can file for a homestead exemption up to two years after the filing deadline.

Note for Seniors: If you are 65 or older, you are entitled to an additional $60,000 school exemption (totaling $200,000) and a tax ceiling (freeze) that prevents your school taxes from increasing as long as you own the home. Confirm that your “age 65 or older” status is correctly reflected in the appraisal district’s records to lock in these protections.

For more information on various exemptions, including for disabled persons and certain surviving spouses, see: .

Protect your rights and make your best case on value. Later this year, I’ll explain the rate setting processes, which is the other half of what ultimately determines your tax bill.

Views expressed on The 338 are those of the authors and do not imply endorsement by the Texas Real Estate Research Center, Division of Research, or Texas A&M University.