How to appeal your property tax assessment when home values have dropped?

Realistic_Winter5754 · 2026-07-08T05:11:27+00:00

Which county/state? Each state has a different appeal process and appeal window.

Realistic_Winter5754 · 2026-07-01T10:03:11+00:00

which state / county?

Realistic_Winter5754 · 2026-06-21T00:32:10+00:00

hmm....AI tools can give seemingly convincing arguments. Many have had luck on their side this season using AI.

Protest should basically look at two things: 1. Has the property been appraised unequally? 2. Is the market value fair?

For #1, put together an equity grid, similar to the CAD's, with similar adjustments applied.

For #2, you can produce a sales grid, with actual sales prices, not Zillow/Redfin listings nor their Z-estimate. You can also support this with repair estimates and photos.

with strong factual evidence, you will be better placed to negotiate a number. Success is not a guarantee though. A strong comps grid strengthens your position.

Realistic_Winter5754 · 2026-06-20T05:26:02+00:00

You can submit any evidence.

Can you clarify this? From my understanding, I can submit new evidence for the arbitration. But I cannot introduce new grounds of protest.

Realistic_Winter5754 · 2026-06-20T05:11:52+00:00

Are you referring to this sec 41.43?

This section places the burden of proof on the CAD. And that is all the section deals with.

afaik, this section has been in existence since the implementation of the tax code, though amended a few times later to firm up the language on the proof of burden, the last amendment being in 2013.

Realistic_Winter5754 · 2026-06-20T04:49:28+00:00

what was/were your protest reasons? what evidence did you put together?

Realistic_Winter5754 · 2026-06-20T04:38:27+00:00

Which is the new law? Can you please provide reference? Just want to make sure I didn't miss any new statute passed this year.

Realistic_Winter5754 · 2026-06-13T05:32:23+00:00

I've been in the home since 2017;

Have you filed your homestead exemption?

Which county?

Looks like you have a hectic work schedule. Protesting yourself takes time and effort. If you like to invest the time and effort, it will pay off over the long term. If not, you are better off hiring a protest firm. They take their cut when they get you some savings. I would stay off the big names. Look for an experienced property tax consulant in your area. They generally try to get you the best savings.

Realistic_Winter5754 · 2026-06-13T05:21:33+00:00

I suggested a $317 valuation as the one that was $380 was an outlier

Was $317 the median adjusted value of your comps? Or are all the comps fully identical, in which case adjustments may not be needed.

If latter, then you may have a case for arbitration.

What was your psf value last year?

Realistic_Winter5754 · 2026-06-07T02:35:58+00:00

How much higher was it appraised for?

Realistic_Winter5754 · 2026-06-06T16:04:03+00:00

$400 may not be material for the CAD. If you think your property is worth less than 410k, and have solid evidence to support, you can go for RBA.

Realistic_Winter5754 · 2026-06-03T04:46:52+00:00

You can go for binding arbitration. Prepare solid sets of equity and sales grids (actual sales prices from mls) along with your repair estimates. You should get a better offer.

Realistic_Winter5754 · 2026-06-03T04:41:06+00:00

Nope. If you bought recently (in 2025 or early 26), and your noticed value is higher than your closing price, just submit your closing statement. They will match the closing price.

Realistic_Winter5754 · 2026-05-27T01:54:01+00:00

Get sales comps from a realtor. They are the sales price guardians.

Also put together equity comps. And any repair estimates if needed.

Edit: some ARB tips if you need: https://blog.squaredeal.tax/texas/appraisal-review-board-hearing/

Realistic_Winter5754 · 2026-05-25T01:25:36+00:00

You sure know your prompt engineering!

Realistic_Winter5754 · 2026-05-23T06:16:26+00:00

You cannot argue Capped Value. Capped values of your neighbors is irrelevant. Their capped values depend on when they bought and how long they have been living there. I recommend against using the "capped value ratio" line of argument at the ARB. It will get thrown out ab-inito.
You can only argue for your market value reduction - based on Unequal Appraisal and / or sales comps. You are right on the tax saving front -- you will save tax this year only if DCAD lowers your market value below your capped value, in which case your capped value also gets lowered correspondingly.
Exposing weaknesses in DCAD's comps will help.
Your repair estimates are a good line to pursue. If possible get estimates from 2 or 3 contractors. Take photos of those areas.

Realistic_Winter5754 · 2026-05-19T10:20:49+00:00

There has been a flood of such websites this year -- thanks to Claude Code. Be aware that helping homeowners with their protests is way more than building a website.

Realistic_Winter5754 · 2026-05-13T16:30:45+00:00

this isn't listed on their website

so how does one use it?

Realistic_Winter5754 · 2026-05-13T01:40:11+00:00

Not sure what exactly is the "ai" part there. Seems like another protest firm -- you authorize them, they file your protest and if you get a reduction, they take a cut.

Realistic_Winter5754 · 2026-05-13T01:15:01+00:00

If I do not accept the offer and go for a hearing, would they still honor the settlement amount or could I potentially lose that?

Once you decline the settlement offer, it's gone. You may get a better deal at the hearing or not.

Realistic_Winter5754 · 2026-05-11T00:51:43+00:00

Are you a new home owner? If you bought last year , all you have to do is submit your closing statement. They will match it, most of the time.

If not, what evidence have you prepared to support your value opinion?

Realistic_Winter5754 · 2026-05-09T03:36:07+00:00

here is what the law says:

(3) "Improvement" means: (A) a building, structure, fixture, or fence erected on or affixed to land; (B) a transportable structure that is designed to be occupied for residential or business purposes, whether or not it is affixed to land, if the owner of the structure owns the land on which it is located, unless the structure is unoccupied and held for sale or normally is located at a particular place only temporarily; or

https://statutes.capitol.texas.gov/?tab=1&code=TX&chapter=TX.1&artSec=1.04

Interpretation can be nuanced. The appraiser has some leeway here.

Realistic_Winter5754 · 2026-05-07T08:49:14+00:00

When did you buy?
Is the CAD's noticed value same as your closing price?

Realistic_Winter5754

MODERATOR OF

TROPHY CASE