Every Texas property owner has the right to challenge their appraisal — but the window to act is measured in days. Here’s what your notice means, what the caps and deadlines are, and exactly how to fight back.
Enter the date on your Notice of Appraised Value to find your personal filing deadline.
The Notice of Appraised Value arrives from your county appraisal district — not from the tax collector, not from the school district. It shows the appraiser's opinion of what your property was worth on January 1, 2026. That opinion directly determines your tax bill. It is not a statement of what you owe yet. It is your opportunity to object.
The district's estimate of market value as of January 1. This is the number they say your property would sell for on the open market.
What you're actually taxed on after applying any caps (10% homestead, 20% circuit breaker). May be lower than appraised value.
Your notice will show any exemptions already on file — homestead, over-65, disabled veteran. Verify these are correct and current.
An estimate of what you'll owe based on last year's rates. Actual rates are set in late summer — this number will change.
Texas law provides two separate protections that can limit how much your taxable value increases — even if the appraised value shoots up. Know both. One is permanent. One expires.
For a property with a homestead exemption, the assessed value used to calculate taxes cannot increase by more than 10% per year — regardless of how much the appraised value rose. This cap carries over year to year. (Tex. Tax Code § 23.23)
For non-homestead properties valued at $5 million or less, the assessed value increase is capped at 20% per year. This applies to rental properties, commercial property, and second homes. (Tex. Tax Code § 23.231)
⚠ Expires December 31, 2026If your notice shows an assessed value higher than these caps allow, that is a statutory error — and grounds for protest. Check your math before you do anything else.
The protest process is not complicated. You do not need an attorney. You do not need a property tax consultant. You need to file on time and show up with evidence.
Use Form 50-132 (Notice of Protest) from the Texas Comptroller, or use your appraisal district's online portal if available. State that you are protesting value, unequal appraisal, or both. You do not need evidence in hand to file — just file.
Deadline: May 15, 2026 or 30 days from notice dateAfter filing, request the appraisal district's evidence from your hearing. They must provide it at least 14 days before your ARB hearing if you ask. This shows you their comps, their methodology, and their support for the value.
14-day rule (Tex. Tax Code § 41.461)Pull comparable sales in your neighborhood for the 6–12 months before January 1, 2026. Look for homes with similar square footage, age, condition, and lot size that sold for less than your appraised value. Print photos of any condition issues — damage, deferred maintenance, anything that would cause a buyer to pay less.
Before your ARB hearing, most appraisal districts offer an informal review with a staff appraiser. Bring your evidence. Many protests are settled here. If the district offers a reduction you find acceptable, you can accept it and skip the ARB hearing.
Optional — but often effectiveIf no informal agreement is reached, your case goes before the Appraisal Review Board. Present your comparables, explain your position, and let the evidence speak. The ARB is made up of local citizens — not appraisers or tax employees. Be direct and factual.
An ARB decision is not the end of the road. Texas law gives you three paths to continue your appeal. All three require action within 60 days of the ARB order.
File a lawsuit in the district court of the county where the property is located. You take on the appraisal district directly. An attorney is highly recommended at this stage. (Tex. Tax Code § 42.01)
Any property valueA faster, lower-cost alternative to court for qualifying properties. An independent arbitrator rules on value. If you win, the district pays arbitration costs. (Tex. Tax Code § 41A)
Homestead: ≤ $5M · Other: ≤ $3MThe State Office of Administrative Hearings provides an alternative to district court for high-value commercial property. Hearings are conducted by an administrative law judge.
Value over $1,000,000"No person's particular services shall be demanded, nor property taken or applied to public use, unless by the consent of himself or his representative, without just compensation being made therefor."
— Section 13, Declaration of Rights, Republic of Texas, 1836That is not a suggestion from history. It is the founding argument of this state, written while Santa Anna's army was still in the field. When an appraisal district inflates your value to cover another entity's budget shortfall, or when the ARB rubber-stamps an assessment without examining your evidence — they are operating against the plain intent of the people who built this republic. You have the right to say so. You have the right to fight it. Do both.
Deadlines, online filing portals, and protest procedures vary by county. Find your county's appraisal district and start the process:
For informational and educational purposes only. Property-Taxes-Texas.com is a citizen advocacy and education resource. Nothing on this site constitutes legal, financial, tax, or appraisal advice. We are not attorneys, CPAs, or licensed appraisers. Consult a licensed Texas attorney, qualified financial advisor, or certified appraiser for guidance specific to your situation. Deadlines, rates, and statutes are subject to change — verify all details with your county appraisal district or the Texas Comptroller before acting.
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