Key Takeaways
Critical deadline: The deadline to file a property tax protest in Texas is May 15 or 30 days after the appraisal district mails your notice.
Evidence is key: Success requires documentation, including photos of damage, repair estimates, and comparable sales data.
Two protest grounds: Argue market value (your home is worth less than assessed) and unequal appraisal (comparable properties are assessed lower). Check both boxes on
Informal resolution: Most protests are resolved through an informal meeting with the appraisal district before proceeding to a formal board hearing.
Long-term savings: Lowering your valuation today reduces the baseline for future tax increases for up to three years.
To protest property taxes in Texas, file Form 50-132 with your county appraisal district by May 15 (or within 30 days of the appraisal district mailing your notice), then attend an informal hearing with evidence supporting a lower valuation.
A property tax protest lets you legally dispute the market value your local appraisal district assigns. Since your tax bill is calculated from that value, correcting an overassessment directly reduces what you owe.
Our 2023 to 2025 Texas study found that in 2025, only 32% of residential properties across 17 Texas counties protested while 68% did not, leaving $1.2 billion in potential savings on the table.
Property assessors use mass appraisal models to estimate property value. It's an inexact science, so mistakes are common.
Because property appraisals directly affect how much you pay in property taxes, protesting an unfair or inaccurate valuation can save you money. Some common reasons Texas property owners file a protest include:
A property's value is higher than the property's actual market value.
The property is appraised at a higher value than comparable properties in the same area.
Necessary repairs and outdated infrastructure are not factored into the valuation.
Appraisal district records list inaccurate information regarding lot size or square footage.
The appraisal district denied an exemption you are entitled to.
You didn't receive the required notice of property appraisal.
How Much Are You Over Paying?
How to Protest Property Taxes in Texas in Six Steps
Filing a tax protest can be complex. Use this step-by-step guide on how to protest property taxes in Texas:
1. Review Your Notice of Appraised Value
When you receive your appraisal notice, review the document carefully. Note errors such as miscalculated square footage, incorrect property age, or inaccuracies in the property's condition description.
Confirm that you have received any exemptions on homesteaded properties you applied for and are qualified for. Calculate your Texas property taxes, and compare the estimate against the amount listed on your appraisal notice.
2. Gather Supporting Evidence
It's not enough to simply say that your tax bill is too high. You will need to be able to prove that this assertion is true. Gather evidence that supports your claim, including:
Comparable sales (comps): Recent sale prices of similar nearby properties.
Depreciation photos: Images showing roof damage, foundation cracks, or deferred maintenance.
Repair estimates: Contractor quotes or receipts for necessary repairs.
Inspection reports: Third-party findings that highlight discrepancies with the appraisal.
Independent appraisal: A licensed appraisal reflecting a lower market value.
Record corrections: Documentation proving errors in square footage, lot size, or features.
Build your evidence to address both protest grounds: market value (what your home would sell for) and unequal appraisal (how your value compares to similar homes). We explain both in detail in the next section.
If you don't have the time or confidence to do this yourself, use Ownwell, who manages the entire protest process from beginning to end.
3. Request the CAD's Evidence
Under Texas Tax Code §41.461(a)(2), you can request every piece of evidence the county appraisal district (CAD) plans to present at your hearing. Send this written request, often called an HB201 request, the same day you file your protest.
If the CAD misses the 14-day delivery window, that evidence may be excluded under Texas Tax Code §41.67(d), a real procedural advantage. In our experience, the district's own comparable sales, re-examined honestly, often become your strongest exhibit.
4. File Your Protest (Form 50-132)
Use the Notice of Protest form, Form 50-132 from the Texas Comptroller, to file a formal protest with your county appraisal district. Attach the evidence you've gathered.
Check both protest boxes on the form: Market value and unequal appraisal. You can drop one later; you cannot add a new ground after the deadline.
Deadline: May 15 or 30 days after you receive your appraisal notice, whichever is later. If you miss it, you'll have to wait until the following tax year.
5. Accept an Initial Offer Letter or Attend Your Hearing
After you file the notice of protest, you will likely receive an offer letter for a reduced value. If it's not low enough, you can request an informal hearing with an appraisal staff member.
Pro tip: Texas Tax Code §25.195 requires your county to share evidence they used to appraise your value. However, you must request it.
Most property tax protest cases end with an informal hearing. When the evidence clearly supports a lower appraisal value, the appraised property value is usually adjusted, along with your tax bill.
6. Understand Outcomes and Next Steps
If you aren't satisfied with the informal hearing outcome, you can take your protest to the Appraisal Review Board (ARB) for a formal hearing.
The ARB hears arguments from both the property owner and an appraisal district representative. The independent panel reviews the evidence and issues a decision.
The burden of proof favors the property owner. Under Texas Tax Code §41.43, the appraisal district generally must support its value by a preponderance of the evidence. Your right to protest is set out in Texas Tax Code §41.41.
If you aren't satisfied, the appeal path moves through these stages in order:
Stage | What Happens | Key Detail / Deadline |
|---|---|---|
Accept informal offer | Counties will sometimes send you an offer. | You can accept here if you think it's fair or take your case to an informal hearing. |
Informal Hearing | You present your evidence to appraisal district staff. | Most cases resolve here; no formal filing needed. |
Appraisal Review Board (ARB) Formal Hearing | An independent panel hears evidence from both you and the appraisal district. | The panel returns a decision after both sides present. |
District Court or Binding Arbitration | You escalate the ARB decision to state district court or arbitration. | Arbitration is final and legally binding. |
State Office of Administrative Hearings (SOAH) | You appeal the ARB decision through a state administrative hearing. | For properties valued over $1 million, file a Notice of Appeal within 30 days of the ARB order. |
The Two Grounds for a Winning Protest
Texas law gives you two separate arguments, and you can raise both at once. A market value challenge attacks the dollar figure itself. Unequal appraisal challenges how your value compares to your neighbors'. Filing both protects you if one argument falls short.
Ground 1: Market Value
This argument says your appraised value is higher than what your home would sell for on the open market as of Jan. 1. Back it up with recent comparable sales, your purchase price, an independent appraisal, or documented condition issues.
Think foundation movement, roof damage, or deferred maintenance the CAD never saw. Each lowers what a buyer would reasonably pay, and that price is the number the board weighs.
Ground 2: Equal and Uniform Appraisal
An unequal appraisal says your home is valued at a higher price per square foot than comparable nearby properties. Under Texas Tax Code §41.43(b)(3), the burden sits with the CAD, not you, to show your value is at or below the adjusted median.
This argument works even in a hot market. Prices may be climbing everywhere, yet if your neighbors' assessments lag yours, you are being taxed unequally.
Tip: Pull 5-10 comparable parcels from your CAD's free public search, then compute each property's appraised value per square foot. Sit above the median, and you have a strong unequal appraisal case.
What Your Protest Could Save You
Your tax bill starts with one number: the market value your appraisal district assigns. Lower that value with a successful protest, and your bill drops with it.
Our 2025 Texas research shows that in many counties, assessed values keep climbing even when market values stay flat. For instance, in Bexar County, median market value held at $275,930 with 0% change from 2024, yet assessed values kept rising, widening the gap and creating strong protest opportunities.
The math is straightforward: assessed value Ă— effective tax rate = annual tax bill. Here's how it plays out on a $400,000 Texas home valued at the Texas median effective property tax rate of 1.48%:
Assessed value before: $400,000
Assessed value after a successful protest: $360,000
Texas median effective tax rate: 1.48%
Annual tax bill before: $5,920
Annual tax bill after: $5,328
Annual savings: $592
That's $592 back in your pocket from a single protest. Ownwell customers save an average of $774 per year through the protest process.
A successful protest doesn't just save you money this year. It resets the baseline for future increases. On homestead properties in Texas, assessed values can rise no more than 10% per year, so a lower appraised value today means every future year's ceiling starts lower.
Skip the research and let us build your Texas protest case.
Tax Protest Timeline Example
Understanding and following the property tax protest timeline is essential for a successful outcome. If a property owner misses the protest deadline, they must wait until the next tax year for another opportunity to file. Here's what to expect:
~April 15 (notice received): Review your notice of appraised value for errors in square footage, age, or property condition.
May 15 (protest deadline): File your Notice of Protest with your county appraisal district, such as the Bexar County appraisal forms portal, if you disagree with the valuation.
Early June (informal meeting): The appraisal office has 20 days to answer after receiving your notice. Meet with an appraiser to present evidence; most cases resolve here.
Post-hearing (ARB): If unresolved, attend a formal hearing with the Appraisal Review Board for a final local decision.
2027 (next cycle): The 2026 deadline was May 15, 2026. The 2027 deadline should fall near that date, 30 days after your notice is mailed, whichever is later.
Common Texas Protest Mistakes to Avoid
A strong protest often means avoiding a few predictable missteps. Steer clear of these when you challenge your valuation:
Arguing the tax rate: The ARB rules on your property's value, not the rates set by local taxing units, so rate complaints carry no weight.
Claiming you can't afford the bill: Your ability to pay doesn't affect market value and won't change the outcome.
Showing up without evidence: Without comparable sales, photos, or repair estimates, you have little to counter the district's number.
Skipping the informal meeting: Most protests resolve here. You cannot move to a formal appeal with the ARB without first having an informal meeting.
Missing the May 15 deadline: File by May 15 (or 30 days after your notice), or you wait until the next tax year.
DIY vs. Hiring Professional Tax Protest Companies
You can file a protest on your own at no out-of-pocket cost. However, if the process feels too complex or time-consuming, a professional can handle the heavy lifting. Property tax protest companies like Ownwell guide taxpayers through every step.
Factor | Professional Service (e.g., Ownwell) | |
|---|---|---|
Upfront cost | $0 | $0 (contingency-based) |
Time investment | Several hours researching and attending hearings | Minimal; our team handles filings and hearings |
Evidence quality | Depends on your research skills | Proprietary data and detailed evidence packets |
Local expertise | Self-taught | Specialists familiar with county-specific processes |
Average savings | Varies widely | $774 /year (Ownwell customers) |
Keep these factors in mind when choosing a professional:
Track record: Look for experience in Texas real estate and tax law, plus documented success rates.
Local expertise: Choose a representative familiar with your property type and county.
Fee transparency: Confirm the fee structure upfront, ideally contingency-based, so you pay only if you save.
Our proprietary software and evidence packets provide far more detail than a DIY protest, helping you build a strong case and save more.
See how our fees compare to Texas competitors. Ownwell customers save an average of $774 a year on property taxes through the protest process, money they can use to reach their goals faster.
How Ownwell Can Help
When the process feels like too much, we handle it end to end. At Ownwell, we file your protest, compile the evidence packet, and attend hearings on your behalf, and you only pay if we reduce your tax bill.
Full-service representation: We file your protest, compile evidence, and attend hearings on your behalf.
Contingency pricing: No savings, no fee.
Exemption assistance: We can also secure retroactive Texas homestead exemptions for up to the state's two-year limit.
We also re-protest on your behalf each year, so the savings compound as your lower assessed value becomes the baseline going forward.
Want to Try What Made Ownwell Famous?
Frequently Asked Questions
Do I need an attorney to protest my property taxes?
You don't need an attorney to protest property taxes in Texas. However, depending on your knowledge and time, it can help to have a tax professional who knows the Texas property tax code.
What happens after I file a property tax protest?
You'll receive a hearing date, attend an informal meeting to present your evidence, and, if the appraiser agrees, see your valuation and tax bill reduced. If unresolved, you can escalate to a formal ARB hearing.
Can protesting my taxes permanently lower my bill?
By lowering the appraised property value, you also reduce your tax bill and future bills. However, you may need to continue protesting unfair and inaccurate valuations.
Can I protest online?
Yes. Many Texas appraisal districts offer online portals to submit a Notice of Protest.
How long does it take?
You have 30 days from the date you receive your appraisal notice to file a protest.
Is a protest the same as an appeal?
Yes. Although the terms are used interchangeably, protest is the correct legal term in Texas.
What if I miss the protest deadline?
The ARB may accept a late protest for good cause or under special deadlines set by the Texas Tax Code. Otherwise, you'll need to wait until the next tax year to file.
Who has the burden of proof in a Texas protest?
The appraisal district generally must support its value by a preponderance of the evidence under Texas Tax Code §41.43. That standard works in your favor at the hearing.
What are the two grounds for protesting my property taxes in Texas?
Texas law allows two protest grounds: market value (your home is assessed above its actual market value) and unequal appraisal (comparable properties nearby are assessed lower per square foot). Filing both grounds on Form 50-132 costs nothing extra and gives you maximum flexibility at the hearing.
What is the HB201 evidence request?
Under Texas Tax Code §41.461(a)(2), you can formally request all evidence the appraisal district plans to present at your hearing. Send this request in writing the same day you file your protest. If the CAD fails to deliver within 14 days, that evidence may be excluded at your hearing under Texas Tax Code §41.67(d).
Ready to lower your Texas property tax bill? Start your protest with Ownwell. You only pay if we reduce your tax bill.
