Every spring, Texas appraisal districts mail a Notice of Appraised Value. Most people glance at the number, wince, and file it away. That is the most expensive mistake a Texas property owner can make, because the notice starts a clock.
The two numbers that matter
- Market value: what the appraisal district says your property would sell for on January 1.
- Appraised (taxable) value: for a homestead, increases are limited by the homestead cap, so this can be lower than market value.
- Exemptions: confirm every exemption you qualify for is listed. A missing homestead exemption costs far more than a high value.
The deadline
In general, you must file a protest by May 15 or 30 days after the notice was delivered, whichever is later. Miss it and you have usually lost your chance for the year.
When a protest makes sense
- Your market value is above what similar homes actually sold for.
- Your value is higher than similar homes in your neighborhood (unequal appraisal).
- The district has wrong data: square footage, condition, pool, or quality class.
- Your home has issues the district cannot see: foundation, flooding, deferred maintenance.
An appraiser's take
Appraisal districts value hundreds of thousands of properties with mass-appraisal models. Models are good at averages and bad at exceptions. If your house is the exception, the evidence usually shows it.
Want a second set of eyes on your notice? Use the Property Tax Protest page and MB Property Tax Solutions will review it.
This article is general information, not legal or tax advice. Rules and deadlines can change; confirm details for your property with your appraisal district.