Texas Property Tax Protest — FAQ

Each year, your county appraisal district (CAD) sends a Notice of Appraised Value. You have the legal right to protest that value if you believe it is too high or unequal compared to similar properties. Vanguard Property Tax Appeals files the protest on your behalf before the deadline, gathers supporting evidence, negotiates informally with appraisal district staff, and — if necessary — represents you at an Appraisal Review Board (ARB) hearing. If the result is still unsatisfactory, we can pursue binding arbitration or a judicial appeal.

The protest deadline is May 15 or 30 days after your appraisal district mails your Notice of Appraised Value, whichever is later. Missing this window forfeits your right to protest for that tax year. Because notices often arrive in late April, acting quickly is essential — contact us as soon as you receive your notice.

An ARB is an independent panel of citizens appointed to hear property tax protests in Texas. If your informal negotiation with the appraisal district doesn't produce a satisfactory result, you have the right to a formal hearing before the ARB. Vanguard prepares and presents your evidence at this hearing so you never have to appear in person.

After you file a protest, most appraisal districts first schedule an informal review — a negotiation between Vanguard Property Tax Appeals and an appraisal district appraiser. If a mutually acceptable value is reached, no further action is needed. If negotiations stall, your case advances to a formal ARB hearing where a three-member panel reviews evidence from both sides and issues a binding order.

We use two proven strategies:

1. Market Value Argument — We compile recent sales of comparable properties to show your home or building is appraised above true market value.

2. Unequal Appraisal Argument (Texas Tax Code §41.43) — We demonstrate that your property is appraised at a higher percentage of market value than comparable properties in the same district. We frequently pursue both simultaneously to maximize your reduction.

The full cycle typically runs from April through August. Protests are filed in April–May, informal hearings occur in May–July, and ARB hearings generally conclude by July–August. You'll know your final appraised value well before the January 31 payment deadline.

Yes. If you're unsatisfied with the ARB's decision, Texas law offers three paths: binding arbitration (for properties valued at $5 million or less for most property types), an appeal to the State Office of Administrative Hearings (SOAH), or a judicial appeal in district court. Vanguard will advise you on whether further appeal is cost-effective for your situation.

In most cases, missing the protest deadline forfeits your rights for that tax year. However, limited exceptions exist — for example, if the appraisal district failed to mail your notice to the correct address. Contact us immediately and we'll review your options at no cost.

We work on a contingency-fee basis — you pay nothing unless we save you money. Our fee is a percentage of the tax savings we achieve. If we don't reduce your appraised value, you owe us nothing. There is no upfront cost, no retainer, and no hidden fees.

Vanguard serves property owners across all major Texas metropolitan areas, including Harris County (HCAD), Dallas County (DCAD), Tarrant County (TAD), Travis County (TCAD), Collin County (CCAD), Denton County, Bexar County, Fort Bend County, and Montgomery County, among others. Contact us to confirm coverage for your specific location.

No. Once you sign our authorization form, Vanguard Property Tax Appeals is fully empowered to represent you at every stage — informal negotiations, ARB hearings, and any further appeals. You never need to take time off work or appear in person.

Yes. Once enrolled, Vanguard Property Tax Appeals reviews and protests your property value every year — you never need to remember deadlines or re-enroll. We notify you of results each season and only invoice you when we achieve a reduction.

Enrollment takes only a few minutes. Visit our Sign Up page, enter your property address, and complete our short online authorization form. Once signed, we handle everything — filing, negotiations, hearings, and reporting — at no upfront cost to you.

Savings vary by property type, county, and market conditions. Residential clients commonly achieve reductions of 5–20% on their appraised value, while commercial property owners often see even larger percentage decreases. Contact us for a free assessment to estimate your property's potential savings.

No. Protesting is a legal right guaranteed by the Texas Property Tax Code. The appraisal district cannot raise your value above its original assessed amount as retaliation for filing a protest. The worst outcome is that your value stays the same. There is no downside to protesting.

Yes — because our fee is contingency-based, there is zero financial risk regardless of your home's value. Even a $20,000 reduction on a home taxed at 2.5% saves $500 per year — $2,500 over five years. We evaluate every property for substantiated evidence before filing.

In Texas, the appraisal district sets your property's market/appraised value. After subtracting applicable exemptions (homestead, over-65, etc.), the result is your assessed (taxable) value. Your annual bill equals the taxable value multiplied by the combined rate of all taxing units (school district, city, county, MUD, etc.). Reducing your appraised value lowers every figure downstream.

Texas has no state income tax, so local governments — school districts in particular — rely heavily on property taxes for funding. Effective property tax rates in Texas typically range from 1.5% to 2.5% of market value, among the highest in the nation. This makes protesting your appraised value especially impactful.

Most Texas appraisal districts mail notices between April and early May each year. You can also check your current value online at your county's appraisal district website at any time. We recommend checking in March or April so you have maximum time to prepare before the May 15 deadline.

Not necessarily. Texas appraisal districts assess at 100% of estimated market value, which may be higher or lower than your purchase price. However, your purchase price is strong evidence of market value and can be used in a protest. New owners who apply for a homestead exemption within two years of purchase may also be eligible for a rebuttable presumption that purchase price equals market value.

A homestead exemption reduces the taxable value of your primary residence. Texas mandates a $100,000 school tax homestead exemption, and many counties and cities offer additional amounts. To qualify, the home must be your principal place of residence as of January 1 of the tax year. You may only claim one homestead exemption in Texas.

Texas offers several additional exemptions:

• Over-65 exemption — additional reduction plus a school tax freeze
• Disabled Person exemption — similar benefits to the over-65 exemption
• 100% Disabled Veteran — full exemption from all property taxes
• Surviving Spouse of a First Responder killed in the line of duty
• Agricultural / Open-Space Valuation — land taxed on productivity value rather than market value
• Wildlife Management Use — an alternative to ag valuation

Under Texas law, the appraised value of a qualified homestead cannot increase by more than 10% per year, regardless of how much market value rose. This cap only applies to properties with an active homestead exemption. New construction and properties that change ownership are reset to full market value in the year of sale — making it especially important to protest in your first year of ownership.

The Over-65 exemption freezes your school district property taxes at the level they were when you first qualified — those school taxes cannot increase as long as you own and occupy the home. However, taxes levied by other taxing units (city, county, MUD) can still fluctuate. Protesting your value remains valuable even with a school tax freeze, because it reduces taxes from all other taxing entities.

Appraisal districts typically use three recognized approaches: (1) the Income Approach — capitalizing the property's net operating income; (2) the Sales Comparison Approach — comparing recent sales of similar commercial properties; and (3) the Cost Approach — estimating replacement cost less depreciation. Vanguard's analysts identify weaknesses in the district's methodology and build a counter-argument using the most favorable approach for your property type.

Yes. Texas taxes tangible business personal property — equipment, machinery, inventory, and furniture used in a trade or business — at its market value each year. Businesses must file a rendition by April 15 listing these assets. If the appraisal district's value exceeds what you reported, you can file a protest. Common strategies include demonstrating accelerated depreciation, obsolescence, or market-value evidence. Contact Vanguard to discuss BPP protest services.

In most cases, the property owner is the party responsible for protesting. However, tenants with lease structures that include a property tax pass-through clause may have a contractual interest in protesting. We recommend reviewing your lease agreement and contacting us to discuss your specific situation.