Why most Texas homeowners overpay on property taxes
Texas relies on property taxes more heavily than almost any other state. Without an income tax, local governments fund schools, roads, fire departments, and everything else through property assessments. The result is some of the highest effective property tax rates in the country — often between 1.8% and 2.5% of your home's appraised value.
That means on a $350,000 home, you could be paying $7,000 to $8,750 per year in property taxes. And if the appraisal district has your value even 10% too high, you are overpaying by $700 to $875 every single year. Over five years, that is $3,500 to $4,375 out of your pocket for no reason.
The problem is widespread. County appraisal districts are required to appraise every property in their jurisdiction every year. In Harris County alone, that is over 1.7 million properties. In Dallas County, over 800,000. Mistakes happen. Values get inflated. Comparable properties get assessed at wildly different rates. And unless you protest, those errors stick.
The good news is that Texas law gives every property owner the right to protest their appraised value. It is written into the Texas Tax Code, Chapter 41. You do not need a lawyer. You do not need to hire an agent. You can file a protest yourself, for free, and argue your case in front of an appraiser or a review board.
In 2024, over 500,000 Harris County property owners did exactly that. Across the five largest Texas counties, the numbers are staggering: more than 1.2 million protests filed, billions of dollars in value reduced, and win rates between 51% and 99% depending on the county.
This guide walks you through everything: when to file, what evidence to gather, how the hearing works, and what to expect county by county. Whether this is your first protest or your tenth, these are the numbers and strategies that actually matter.
Key dates and deadlines for 2026
The property tax protest calendar follows the same general pattern every year, but the specific dates that matter to you depend on when your county mails its Notice of Appraised Value (NOAV). Here is what to expect in 2026.
Mid-April: Notices of Appraised Value mail out
Most major counties — Harris, Dallas, Tarrant, Bexar, and Travis — mail NOAVs in mid-to-late April. This is the official notice telling you what the appraisal district thinks your property is worth. It includes your market value, assessed value, exemptions, and the protest deadline printed right on the form.
May 15: Statutory protest deadline
Under Texas Tax Code Section 41.44, the deadline to file a protest is May 15 or 30 days after the date your NOAV was mailed, whichever is later. For the vast majority of Texas homeowners, May 15 is the operative date. Mark it on your calendar now. This is not a flexible deadline — if you miss it, you lose your right to protest for the entire year.
Late filing exceptions
Texas Tax Code Section 41.44(b) provides limited late-filing options. If you can show good cause for missing the deadline — such as a medical emergency or military deployment — the Appraisal Review Board may accept a late protest. But this is the exception, not the rule. Do not count on it.
Pro tip: Do not wait for your NOAV to start preparing
Your county appraisal district posts preliminary values online before mailing NOAVs. In Harris County, you can look up your property on hcad.org. Dallas County uses dallascad.org. Start pulling your data and researching comparable properties in March, so you are ready to file the moment your NOAV arrives.
For county-specific deadline details, see our Texas property tax protest deadline guide.
Three legal bases for your protest
Texas Tax Code Section 41.43 defines the grounds on which you can protest your property tax appraisal. There are several, but three matter most for residential homeowners. Understanding which one applies to you determines how you build your evidence and argue your case.
1. Unequal appraisal (the most common and most successful)
Unequal appraisal under Section 41.43(b)(3) means your property is appraised at a higher value than comparable properties in the same area. You are not arguing that your home is worth less than the district says. You are arguing that the district assessed you higher than your neighbors for similar property — and that is not fair.
This is the most effective protest strategy because the standard of proof is straightforward. You need to show 5 to 10 comparable properties — similar in size, age, condition, and location — that are appraised at a lower per-square-foot value than yours. If the median appraised value in your neighborhood is $150 per square foot and you are at $175, that gap is your argument.
The Appraisal Review Board is required by law to reduce your value if you demonstrate unequal appraisal with sufficient comparable data. This is not a matter of opinion or persuasion — it is a math exercise.
2. Market value exceeded
Under this ground, you argue that the appraised value exceeds the actual market value of your property — what it would sell for on the open market. This is most relevant if you have recent sales data showing homes like yours sold for less than your appraised value, or if your home has condition issues (foundation problems, outdated systems, flood damage) that reduce its real market worth.
Market value protests require comparable sales data: recent transactions of similar homes in your area. If you recently purchased your home for less than the appraised value, your closing documents are powerful evidence. Similarly, if a neighbor's comparable home sold below your appraisal, that data supports your case.
3. Errors in the appraisal record
Appraisal districts maintain detailed records on every property: square footage, lot size, number of bedrooms and bathrooms, year built, condition rating, pool, garage, and more. Errors in these records directly inflate your appraised value. If the district thinks your home is 2,400 square feet when it is actually 2,100, you are being taxed on 300 square feet that do not exist.
Check your property record carefully. Common errors include wrong square footage (especially after remodels or additions), incorrect lot size, missing condition issues, and wrong year built. If you find an error, a protest to correct it is almost guaranteed to succeed — the district will update their records and adjust your value accordingly.
Which basis should you use? You can select more than one reason when filing. Most experienced protesters select unequal appraisal as their primary argument and market value as a secondary. If you have found data errors, add that too. There is no penalty for raising multiple grounds. Our decision framework can help you figure out which applies to your specific situation.
How to file your protest
Filing a property tax protest in Texas is straightforward. Every major county offers online filing, and you can also file by mail using the state form. Here is how it works in each of the largest counties.
Online filing by county
Harris County (HCAD)
File through HCAD's iFile system at hcad.org. Search your property, click Protest, select your reason, and submit. See our full Harris County protest guide for a step-by-step walkthrough.
Dallas County (DCAD)
File through DCAD's uFile system at dallascad.org. Similar process to Harris — look up your property, select protest, and submit. Our Dallas County protest guide covers the details.
Tarrant County (TAD)
File through Tarrant Appraisal District's iFile system at tad.org. The interface is similar to HCAD's system. Search your account number or address and follow the prompts.
Bexar County (BCAD)
File through BCAD's online portal at bcad.org. Bexar County has one of the highest informal win rates in Texas at 99.1%, making it an excellent county for DIY protests. See the Bexar County landing page for local details.
Travis County (TCAD)
File through TCAD's online system at traviscad.org. Travis County had 186,871 protests filed in 2024. See the Travis County landing page for specific instructions.
Filing by mail
If you prefer to file on paper, download Form 50-132 (Notice of Protest) from the Texas Comptroller's website at comptroller.texas.gov. Fill in your property account number, owner name, the property address, and check the box for your protest reason. Mail it to your county appraisal district before the May 15 deadline. Use certified mail or request a delivery confirmation so you have proof of timely filing.
What to include with your filing: At minimum, your protest needs your property account number, owner name, and the reason for protest. You do not need to submit evidence when you file — most counties allow you to bring evidence to the hearing itself. However, uploading evidence early (especially for online filings) can speed up the informal review process and sometimes leads to a settlement offer before the formal hearing.
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Check Your Property FreeBuilding your evidence (the most important step)
Filing a protest is easy. Winning one requires evidence. The quality of your comparable properties — the "comps" you bring to your hearing — is the single biggest factor in whether you get a reduction. Here is how to build a strong evidence packet.
Comparable properties: The foundation of your case
A comparable property is a home similar to yours that is appraised or has sold for less. You want 5 to 10 comps, and the closer they match your home, the stronger your argument. The appraisal district uses comps to set your value, and you are going to use comps to challenge it.
What makes a good comp
Same neighborhood or subdivision
The ARB gives the most weight to properties in your immediate area. Same subdivision is ideal. Same school zone is good. Within one mile is the general guideline. Cross-subdivision comparisons are weaker.
Similar size
Match square footage as closely as possible. A 2,000 sqft home compared to a 3,500 sqft home is a weak comp. Try to stay within 20% of your home's size — if you have a 2,000 sqft home, look for comps between 1,600 and 2,400 sqft.
Similar age and condition
A 1990 build compared to a 2020 build is not an apples-to-apples comparison. Try to match year built within 10 years. Condition matters too — if your home needs a new roof and the comps all have recent renovations, the comparison is skewed.
Lower per-square-foot value
This is the key metric. Calculate the appraised value per square foot for each comp. If your home is appraised at $175/sqft and you can show 5 to 8 similar homes at $150/sqft, that gap is your case. The ARB looks at per-sqft equity first.
Other evidence that strengthens your case
Beyond comparable properties, certain types of supporting evidence can reinforce your argument.
- Photos of condition issues — Foundation cracks, water damage, aging roof, outdated kitchen or bathrooms. The district may have your home listed in better condition than it actually is.
- Recent sale price — If you purchased your home within the last 12 months for less than the appraised value, your closing statement is strong evidence of market value.
- Repair estimates — Written quotes from contractors for necessary repairs (roof replacement, foundation work, plumbing) document condition issues the district may not know about.
- Market data — Sales trends in your area showing declining or flat prices can support a market value argument.
For a detailed walkthrough of evidence preparation, see our guide to preparing evidence for your property tax protest. If you want to skip the manual research, our evidence packet generates comps, calculates your per-sqft equity position, and formats everything for your hearing automatically.
The protest process: From filing to resolution
Once you file your protest, the process follows a defined sequence. Understanding each step helps you prepare and avoid surprises.
Step 1: Receive and review your NOAV
Your Notice of Appraised Value arrives in mid-April. It shows three important numbers: your market value (what the district thinks your home would sell for), your assessed value (what your taxes are calculated on, possibly capped by the homestead exemption), and your exemptions. Compare these numbers to what you believe your home is worth and to your neighbors' values. If your market value or assessed value looks high, you have a reason to protest. Learn more about reading your NOAV in our guide to the Notice of Appraised Value.
Step 2: File your protest before the deadline
File online through your county's portal or by mailing Form 50-132 to your appraisal district. You must file by May 15 (or 30 days after your NOAV was mailed, whichever is later). Select your reason for protest — we recommend checking "unequal appraisal" and "value is over market value" at minimum. You do not need to submit evidence at this stage, though some counties let you upload it early.
Step 3: Informal hearing with the appraiser
This is where the vast majority of protests are resolved. You meet (in person, by phone, or online depending on the county) with a staff appraiser from the district. You present your evidence — your comparable properties, photos, and data — and the appraiser reviews it against their records. If they agree your value should be lower, they offer a settlement on the spot.
The informal hearing is a negotiation, not a trial. Be prepared, be polite, and have your numbers ready. In Harris County, 88.6% of informal hearings result in a reduction. In Bexar County, that number is 99.1%. Most homeowners never need to go beyond this step.
Step 4: Formal hearing before the ARB
If you and the appraiser cannot reach an agreement at the informal stage, your case goes to the Appraisal Review Board (ARB). This is a panel of appointed citizens who hear your evidence and the district's evidence, then make a binding determination. ARB hearings are more structured than informal meetings — you present your case, the district presents theirs, and the board decides. Our hearing scripts guide has word-for-word scripts for this stage.
Step 5: After the ARB — further appeals
If the ARB rules against you or the reduction is not enough, you have additional options. You can appeal to district court (for any property) or binding arbitration (for residential properties appraised at $5 million or less). Binding arbitration costs $550 and is decided by an independent arbitrator. District court is more expensive and time-consuming but allows a full legal proceeding. Most homeowners find a satisfactory outcome at the informal or ARB stage.
County-by-county protest data
Every Texas county has different protest volumes, success rates, and tendencies. Here are the real numbers from the five largest counties. These are not estimates — they come directly from appraisal district records and Comptroller reports.
Harris County (HCAD)
Protests Filed
516,654
Informal Win Rate
88.6%
Total Value Reduced
$24.8B
Agent Filed
81.3%
Harris County is the most-protested county in Texas, with over half a million protests filed in 2024. The 88.6% informal win rate means nearly 9 in 10 homeowners who show up to an informal hearing walk away with a reduction. Read the full Harris County protest guide.
Dallas County (DCAD)
Protests Filed
206,170
Informal Win Rate
51.5%
Median Reduction
$29,381
Protests Filed
206K
Dallas County has a lower informal win rate than Harris, but the median reduction of $29,381 is substantial. That translates to roughly $600 to $700 in annual tax savings at Dallas County rates. Read the full Dallas County protest guide or visit the Dallas County landing page.
Tarrant County (TAD)
Protests Filed
172,216
Informal Win Rate
89.7%
County Seat
Fort Worth
Tarrant County's 89.7% informal win rate is the highest among the big five. If you live in Fort Worth, Arlington, or anywhere in Tarrant County, the odds are strongly in your favor at the informal stage.
Bexar County (BCAD)
Protests Filed
185,673
Informal Win Rate
99.1%
County Seat
San Antonio
Bexar County has the highest informal win rate of any major Texas county at 99.1%. If you live in San Antonio and have not protested, you are almost certainly leaving money on the table. Visit our Bexar County property tax protest page for local details.
Travis County (TCAD)
Protests Filed
186,871
Informal Win Rate
86.5%
County Seat
Austin
Travis County — home to Austin — saw 186,871 protests in 2024 with an 86.5% informal success rate. Austin's volatile real estate market creates frequent over-assessments, making protests particularly worthwhile. Visit our Travis County property tax protest page.
For a full breakdown across all Texas counties, see our success rates by county analysis.
DIY vs. hiring a consultant
You have three options for your property tax protest. Here is an honest comparison.
Fully DIY
Free
- File yourself online
- Research your own comps
- Prepare your own evidence
- Attend hearing yourself
- Keep 100% of savings
Best if you have time and are comfortable with data research.
Our Toolkit
$79
- Pre-built evidence packet
- Comp grid with per-sqft analysis
- Step-by-step filing walkthrough
- Hearing scripts for your county
- Keep 100% of savings
Best balance of cost and effort. You still attend the hearing, but with professional-grade evidence.
Tax Consultant
25–50%
- They handle everything
- File, negotiate, attend hearing
- Professional representation
- No upfront cost usually
- Give up 25–50% of first-year savings
Best if you want a fully hands-off experience and do not mind splitting savings.
In Harris County, 81.3% of protests are filed by agents or consultants. That does not mean you need one — it means most homeowners have not realized they can do it themselves with good data. For a deeper comparison, read our DIY vs. consultant breakdown.
Tips for winning your hearing
Whether you are at an informal meeting with an appraiser or a formal ARB hearing, these principles consistently lead to better outcomes.
Lead with comparable properties
Your comps are your strongest weapon. Present them clearly: a table or grid showing each comp's address, square footage, year built, and appraised value per square foot. The appraiser deals with numbers all day — make yours easy to read and hard to argue with.
Know your three best comps cold
You may have 8 or 10 comps in your packet, but know your three strongest ones by heart. Be ready to explain why each one is comparable to your home and why its lower value supports your argument. The appraiser may challenge your comps — you need to defend them with specifics.
Start with unequal appraisal
Unequal appraisal has the clearest legal standard and the highest success rate. If your per-sqft value is above the neighborhood median, lead with that. Market value is your backup argument. Appraisers and ARB panelists are most receptive to equity-based arguments because the math speaks for itself.
Be organized and concise
Appraisers conduct dozens of hearings per day. A well-organized evidence packet and a clear, concise presentation shows respect for their time and signals that you have done your homework. Use our 30-minute protest checklist to make sure you have everything ready.
Do not get emotional
It is natural to feel frustrated about your tax bill. But the hearing is a data exercise, not a place to vent. Stick to the numbers. Appraisers cannot do anything about tax rates, school district budgets, or how the money is spent — they only set the property value. Keep the conversation focused on comparable properties and your home's specific characteristics.
Accept a reasonable settlement
If the appraiser offers a reduction at the informal stage that is close to what your comps support, consider accepting it. You avoid the uncertainty of an ARB hearing, and you lock in the savings. Holding out for a slightly lower number is a gamble that does not always pay off.
For word-for-word scripts for both informal and formal hearings, see our hearing scripts guide. It includes exactly what to say in your opening statement, how to present comps, and how to respond to common appraiser pushback.
Understanding the homestead cap-gap
If you have a homestead exemption, your assessed value is capped at a 10% annual increase under Texas Tax Code Section 23.23. This creates a "cap-gap" between your market value and your assessed value. Understanding this gap is critical because it determines whether a protest will actually lower your tax bill this year.
If your assessed value is significantly below your market value, you have a large cap-gap. In this case, reducing your market value through a protest will not change your current tax bill — your taxes are based on the lower assessed value, not the market value. However, it can reduce how many years the gap persists, lowering your future tax trajectory.
If your assessed value equals your market value (the gap is zero), a protest that reduces your market value directly reduces your taxes. This is the scenario where protesting delivers the most immediate value. Our free property check tool shows you exactly where your cap-gap stands. For a deep dive into how this works, read our complete cap-gap explainer.
Take action before May 15
The Texas property tax protest process is designed for homeowner participation. You do not need a lawyer, a consultant, or special expertise. You need your property data, comparable properties that show your home is over-assessed, and the willingness to show up and present your case.
The numbers are clear. Across the five largest Texas counties, over 1.2 million protests were filed in 2024. Informal win rates range from 51.5% in Dallas to 99.1% in Bexar. Billions of dollars in property value were reduced. Homeowners who protest — with good evidence — win.
The key is to start early. Your NOAV arrives in mid-April. The deadline is May 15. Do not wait until May 14 to start pulling comps. Begin researching now, build your evidence, and be ready to file the day your notice arrives.
Enter your address below to see how your home compares to neighbors, check for assessment errors, and find out whether you have a strong protest case — for free.