Rockwall, TX (April 26, 2023) – While there is a lot of talk in Austin right now about lowering your property tax, nothing is going to happen by May 15, the date when you must fie to protest your current property tax.
Fortunately, in the State of Texas you have several options when it comes to protesting your property tax. First you can ask for an informal meeting with an assessor, and if not satisfied with this meeting, you can formally protest your assessed value to the Appraisal Review Board located right here in Rockwall County.
The Board is made up of citizens just like yourself who volunteer to hear your protest. These individuals are not employees of the organization that assigned the value (the Central Appraisal District (CAD)), nor are they employees of any of the taxing organizations in our county. They are paid $200 a day, are a member of the Board of between 3 and 5 people who will hear your protest, and after hearing the facts you and the CAD present, have the authority to lower your assessed value.
Next, after appearing before the Appraisal Review Board, if you are not happy with their decision, you can either request binding arbitration from an independent Arbitrator or appeal the decision to a State District Judge located here in Rockwall County.
Most protests are directed to the Appraisal Review Board. Here are some Do’s and Don’ts that will help you in your appeal.
DO:
- Prepare a list of comparable properties that are favorable for a reduced assessment. These properties should be very similar to your property, have about the same floor footage, have about equal extra’s (swimming pool, outside gazebo, etc.), be from the same neighborhood, etc. A real estate agent can help you with this chore.
- Have written estimates of any significant repairs that are needed for your property. Examples would include foundation work that is needed, roof repair, broken concrete driveway, outside brick or wood siding needed, fence replacement, etc. The estimates must be written and should be current.
- Be respectable when appearing before the Board. Remember, they are unbiased citizens with the authority to help you.
- Make sure you have all the exemptions on your property that you are entitled, e.g., homestead, etc. The CAD can advise you in this area.
- If appropriate to your assessment, point out that property value increases in Texas can only be 10% per year unless you are a new homeowner in the property, or it is commercial property.
DON’T:
- Do not present an appraisal from a licensed appraiser unless the appraisal was done prior to Jan 1 of this year. Remember, the assessment you are protesting was done as of Jan 1 of this year, therefore any appraisal done after this date will not be considered.
- Do not try to argue that your neighbor’s property received a lower assessment than yours unless the two properties are almost identical in all aspects.
- Do not get mad and tell the Board members “If you think my property is worth this much, I will sell it to you right now for this value.”
- Do not be unprepared when you appear before the Board. Have your data available in enough copies for each Board member.
Property Tax in Texas remains a very controversial subject. When compared with other States, our property tax is much higher. However, when compared to these other States, we have no State income tax. Our Sales Tax and Property Tax combined replace that State Income Tax.
Currently the Legislators in Austin are trying to find a solution to lowering our Property Tax. Both the House and the Senate have proposed plans and now the debate centers on finding a solution that both Houses will accept. Neither solution proposed will make a significant reduction in what we must pay each year.
Take advantage of the process that is available to each of us to protest legally our taxes. May 15 is the date by which you must file that protest.
Don’t wait. Do it now!!!
Jerry Hogan is a former Rockwall County Judge who volunteers to write these articles. He can be reached at jerryhogan@sbcglobal.net or 214-394-4033
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