Rockwall, TX (February 17, 2025) – While unregulated protests abound in many of our cities, in the State of Texas, a well-defined process is in place for our citizens to peacefully protest their property tax.
While many parts of this article are basically a repeat of an earlier article a year ago, it describes in detail how one goes about protesting their upcoming value assigned to their home or property.
Two things are important:1. Your protest must be filed by the middle of May, and 2. Use this article as a blueprint to be successful with your protest.
Our tax bills are based upon two important numbers: 1. The assessed value of your home or property, and 2. The combined tax rates of the various taxing authorities, e.g., town, county, Independent school district.
Here in Texas, one has several options when it comes to protesting our property tax.
First, you can protest the assessed value of your home or property on-line with the Central Appraisal District (CAD) appraiser.
Second, you can request a meeting with a CAD appraiser. This person is the one who has determined your assessed value assigned to your home or property which you will have received in your “2025 Notice of Appraised Value”.
Third, if you are not satisfied with this meeting, you can formally protest your assessed value to the Appraisal Review Board located right here in Rockwall County.
Fourth, after appearing before the Appraisal Review Board, if you are not happy with their decision, you can request binding arbitration from an independent arbitrator or appeal the decision to a State District Judge located here in Rockwall.
Most protests are directed to the Appraisal Review Board which is composed of citizens just like yourself that do not work for any government or taxing organization.
When appearing before this group of citizens, here are some Do’s and Don’t that will help you in your protest.
DO:
1. 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 square footage, have about equal extras (swimming pool, outside gazebo, etc.), be from the same neighborhood, etc. A real estate agent can help you with this at no cost to you.
2. Have written estimates of any significant repairs that are needed for your property. Examples could include foundation work needed, roof repair, broken concrete driveways, outside brick or wood siding needed, fence replacement, etc. The estimates must be written and should be current.
3. Be respectable when appearing before the Board. Remember, these are unbiased citizens with the authority to help you.
4. Make sure you have all the exemptions on your property that you are entitled, e.g., homestead, over 65, etc. The CAD can advise and help you in this area.
5. 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 which has a 20% limit.
DON’T:
1. Do NOT present an appraisal from a licensed appraiser unless the appraisal was done prior to January 1 of this year. Remember, the assessment you are protesting was done as of January 1 of this year, therefore any appraisal done after that date will not be considered.
2. Do noy try to argue that your neighbor’s property received a lower assessment than yours unless the two properties are almost identical in all aspects.
3. Do not get mad and tell the board members “If you think this property of mine is worth this value, I will sell it to you right now for this price.” (This does happen!)
4. Do not be unprepared when you appear before the board. Have your data available in enough copies for each board member (5 copies).
Property tax remains a very controversial subject in Texas. When compared with other states, our property tax is much higher. However, when compared with these other states, we have no state income tax. Our sales tax and property tax provide the funds for most local government operations.
(It should also be mentioned that as long as our property tax is based on assessments of property based upon “Market Value” of the property, our property tax will probably continue to rise regardless of what our legislators say and do in Austin.)
Take advantage of the process we have for protesting our property tax each year. It was designed so every citizen has the opportunity and ability to protest a tax that we must pay!
Jerry Hogan is a former Rockwall County Judge who can be reached at jerryhogan@sbcglobal.net or 214-394-4033
A Broad View by Jerry Hogan: Yes, property tax protests are legal and encouraged in Texas added by Melanie M on
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