Introduction: Why This Guide Matters

Every year in the spring, thousands of homeowners in Austin receive a Notice of Appraised Value from the Travis Central Appraisal District (TCAD). It’s a routine event, but for many property owners, that letter brings an unexpected surprise: a significant increase in their home’s assessed value. In some cases, that new valuation might reflect improvements that were never made. Or it might use recently renovated homes as comparables for properties that haven’t been updated in decades.

The result? You could end up paying more in property taxes than what’s fair—simply because of an aggressive or inaccurate appraisal.

If you find yourself in that position, you have options. Texas law gives you the right to protest your property valuation. While the process is designed to be accessible, it can feel unfamiliar or intimidating if you’ve never gone through it before.

Although we do not represent clients in property tax protests, our firm regularly advises our clients on the key steps involved, how to evaluate whether a protest is worth pursuing, and what kind of documentation is most persuasive. We also help clients understand how these valuation issues fit into their broader financial and tax picture.

This guide is intended to help you take control of that process. Whether you decide to protest your appraisal on your own or use a third-party service, the information here can help you build a stronger case and potentially lower your annual tax burden.

What you’ll learn in this guide:

• How TCAD calculates your home’s appraised value
• The rules, requirements, and deadlines for filing a protest
• The types of evidence that carry the most weight
• What to expect in informal reviews and formal hearings
• The available options if you disagree with the result
• Real-world examples of successful appeals

Property taxes are just one of many areas where we help our clients uncover potential savings. This guide is part of that ongoing commitment—giving you the information and tools you need to make informed decisions and avoid paying more than you should.

Understanding How Property Appraisals Work in Travis County

Each year, the Travis Central Appraisal District (TCAD) assesses every property in the county as of January 1. This means TCAD estimates what your home would reasonably sell for in an open and competitive market as of that date. The result of this assessment is your market value—a number that directly affects the amount of property taxes you may owe later in the year.

If the home is your primary residence and has a homestead exemption, the taxable value of your property is subject to a 10% annual increase cap. This means that even if your market value increases significantly from one year to the next, your taxable value cannot go up more than 10% over the previous year’s taxable value. This protection helps soften the financial impact of sharp increases in housing prices.

In addition, a new 20% cap applies to many non-homestead properties (including rental homes and commercial properties) valued under $5 million for tax years 2024 through 2026. This three-year pilot program is intended to provide some predictability for property owners who aren’t covered by the homestead protections.

To better understand how your property tax bill is calculated, it helps to break down the terminology:

• Market Value: TCAD’s estimate of what your property would sell for as of January 1
• Appraisal Cap or Limitation: Limits on taxable value growth for eligible properties
• Exemptions: Legal reductions in value (such as the homestead exemption or over-65 exemption)
• Net Appraised Value: Market value minus caps or exemptions
• Taxable Value: The final value used to calculate your property tax, after applying all exemptions

The final equation looks like this:

Market Value – Caps/Exemptions = Net Appraised Value – Additional Exemptions = Taxable Value

It’s important to note that you cannot protest your tax rate, which is set by local taxing jurisdictions like school districts and municipalities. You also can’t challenge an exemption you didn’t apply for or weren’t eligible to receive.

But you can protest your property’s market value—and that is the cornerstone of any successful property tax appeal. If you believe TCAD overestimated what your property was worth as of January 1, challenging that market value is the most direct and effective way to reduce your tax liability for the year.

Who Can File and When You Must Act

In Texas, the right to protest a property appraisal isn’t limited to just the listed property owner. Several individuals or entities may file a protest, depending on their interest in the property:

• The property owner: This is the most common filer—typically the person or entity listed on the appraisal notice.
• Authorized representatives: Property owners may designate someone to handle the protest process on their behalf. This can be a spouse, adult child, friend, or professional property tax agent. To do this, the owner must complete and submit an Appointment of Agent form (Form 50-162), which is available through TCAD.
• Tenants with financial responsibility: In rare cases, commercial tenants or residential renters who are contractually responsible for paying the property taxes may also file a protest, provided the lease clearly grants them that right.

Regardless of who files, the rules are the same: you must file your protest by May 15, or within 30 days after the appraisal notice is delivered, whichever is later. This deadline is firm and enforced by the Texas Property Tax Code. Missing it could mean forfeiting your right to challenge the valuation for the year.

Why filing early matters:

• TCAD’s online portal gets flooded with last-minute filings, slowing down access and response times.
• Early filers often get more flexibility when scheduling informal meetings and ARB hearings.
• Filing sooner gives you more time to collect evidence and prepare your argument.

If you’re planning to protest, don’t wait. Review your appraisal notice as soon as it arrives, determine whether you have grounds for a protest, and file promptly. If you’re unsure, reach out to a qualified advisor or consult TCAD resources to better understand your next steps.

Filing a Protest: Step-by-Step

There are several ways to file a property tax protest in Travis County. Each method has its own advantages depending on how comfortable you are with paperwork and technology:

• Online: This is the fastest and most efficient method. Go to the TCAD website and log into the e-file portal using the unique PIN provided on your appraisal notice. The portal allows you to file your protest, upload documents, schedule an informal meeting, view TCAD’s evidence, and track your case from start to finish.
• By Mail: Download and complete the Texas Comptroller’s Form 50-132, or write a letter that clearly identifies your property and your reason for protest. Mail it to TCAD’s address with a postmark by the filing deadline. If you choose this option, we recommend using certified mail and requesting a return receipt so you have proof of timely submission.
• In Person: You can deliver your protest form or letter directly to TCAD’s office at 850 East Anderson Lane in Austin during business hours. Be aware that lines may be long near the deadline.
• By Agent: If you’ve authorized a representative through the Appointment of Agent form, they can submit the protest on your behalf. Many property tax consulting firms use their own bulk submission systems.

No matter how you file, make sure to keep a copy of your submission. Save screenshots of online confirmations, retain copies of mailed forms, and always ask for a date-stamped receipt if filing in person. Documentation can protect you in case of administrative errors or disputes over filing timeliness.

What Kind of Evidence Supports a Protest

A strong protest is based on more than frustration—it relies on objective, supportable evidence that challenges TCAD’s market value determination. Here are the most common and effective forms of evidence:

• Comparable Sales (Comps): These are recent sales of similar homes in your area. Focus on properties with similar size, age, layout, and location. If the average sale price of comparable homes is lower than your appraised value, this is a compelling argument.
• Photographs of Property Condition: Pictures of issues like an aging roof, foundation cracks, outdated fixtures, or general wear and tear can help demonstrate that your home is not in “market-ready” condition. The more visual proof you provide, the stronger your position.
• Contractor Estimates: If your home needs substantial repairs, provide written quotes from licensed contractors. These estimates can be used to show why a potential buyer would reasonably offer less than the appraised value.
• Assessment Comparisons: Use TCAD’s online property search tool to look up nearby homes similar to yours. If your value is substantially higher than others with the same characteristics, that may support a claim of unequal appraisal.
• Rental Income Valuation (for Investment Properties): If your property generates rental income, use a Net Operating Income (NOI) and capitalization rate approach to estimate value. Provide lease agreements, expense statements, and cap rate benchmarks to justify a lower appraisal.

You are not required to hire a formal appraiser, but doing so may help in complex or high-value disputes. Most homeowners can gather sufficient evidence on their own with a bit of research, documentation, and attention to detail.

If you’re unsure about what to gather, review the evidence TCAD used to support your appraisal (available in your online portal). That will show you exactly what they’re basing their number on—and how to counter it effectively.

Informal Review: Your First Opportunity to Resolve

Once your protest is submitted, TCAD may offer an informal review—this is your first chance to resolve the dispute without going to a formal hearing. These reviews are typically conducted by phone or video call, though in some years they may also include written correspondence via the portal.

During an informal review, you’ll speak directly with a TCAD appraiser. You’ll have access to their evidence—including the comparable properties they used to determine your home’s market value—and can present your own documentation for comparison.

To get the most out of this step:

• Upload your evidence ahead of time: Include photographs, comparable sales data, contractor estimates, and any other supporting documentation. Organize your materials clearly so the appraiser can easily follow your reasoning.
• Stick to the facts: Be respectful and direct. Avoid emotional appeals or general complaints about taxes. Focus on data points like square footage, condition, lot size, and differences in finishes or upgrades.
• Challenge unfair comparisons: If TCAD used properties that don’t match yours (for example, recently remodeled homes vs. your unrenovated one), clearly explain why those comps are misleading and offer better ones.

If the appraiser agrees with your argument, they may offer a settlement value—a revised appraisal amount you can accept or decline. If you accept the offer, your protest is resolved and the new value becomes final for that tax year.

If you decline the offer, or if no agreement is reached, your case will automatically move forward to a formal hearing before the Appraisal Review Board (ARB).

Appraisal Review Board (ARB) Hearings: What to Expect

If your informal review doesn’t lead to a satisfactory outcome, your protest proceeds to a formal ARB hearing. The ARB is an independent panel of trained local citizens who are not affiliated with TCAD.

Hearings typically last 15–20 minutes and may take place:

• In person at the TCAD office
• By phone or video conference, depending on your preference
• Via written affidavit, where you submit a sworn written statement and supporting documents ahead of time

How to prepare:

• Submit your evidence early through the TCAD portal or bring at least five physical copies to an in-person hearing (for yourself, the three ARB members, and the appraiser)
• Write a brief, clear summary of your position—what you believe the fair value is and why
• Focus on value, not taxes: The ARB can only rule on your property’s market value, not the amount of tax you owe or the local tax rate

During the hearing, both you and the TCAD appraiser will be sworn in. You’ll present your case first, followed by the appraiser’s rebuttal. Each side can ask questions, and the ARB may also ask for clarification.

Once both sides finish, the panel will deliberate briefly and announce their decision. That value will be recorded as your official appraised amount unless you choose to pursue further appeal through arbitration, SOAH, or district court.

Options If You Disagree with the ARB Decision

If the Appraisal Review Board (ARB) issues a decision and you still believe the value is too high, you have additional legal avenues to pursue an appeal. These options vary in complexity, cost, and eligibility, but each offers a formal path to continue contesting the valuation:

• Binding Arbitration: This is often the most accessible option for homeowners. You must file within 60 days of receiving your ARB order. It’s available for most residential properties and non-homestead properties valued under $5 million. You submit a deposit (typically $450 to $1,550, depending on the value), and an independent arbitrator reviews the case. If they rule in your favor, most of the deposit is refunded. This process is relatively quick and avoids the complexity of court.
• District Court Lawsuit: This is a more formal legal proceeding. You file a lawsuit in Travis County District Court and follow the court’s civil litigation procedures. This route is usually taken for high-value or complex properties, such as commercial real estate or when broader legal issues are involved. Legal representation is generally recommended, and costs can be significant. However, it provides the opportunity for thorough discovery and judicial review.
• SOAH (State Office of Administrative Hearings): This option is available for properties appraised at more than $1 million in certain counties, including Travis. A state administrative law judge (not a local panel) will hear the case. You must file within a strict deadline after the ARB ruling and pay a filing fee. SOAH hearings are more formal than ARB but less involved than full-blown litigation. This option is commonly used by commercial property owners seeking a neutral venue.

Each of these appeals has strict deadlines and procedural requirements. If you’re considering one of these next steps, it’s critical to review the instructions included with your ARB Final Order and consult legal or tax professionals if necessary.

Examples of Effective Protest Strategies

Here are real-world scenarios showing how homeowners and investors have successfully challenged their property appraisals using practical, well-supported strategies:

• South Austin Homesteader: A homeowner received a 2024 appraisal of $525,000—well above what she believed the home was worth. She declined a modest informal offer and presented photos of deferred maintenance (roof damage, outdated kitchen), a $12,000 contractor estimate, and recent comparable sales around $445,000. At the ARB hearing, she secured a reduced appraised value of $448,000—saving hundreds in annual taxes.
• Investor-Owned Rental Property: An investor owning a rental home appraised at $360,000 argued that the valuation ignored income fundamentals. Using rental income data, an expense report, and a cap rate of 6.5%, he showed the property’s investment value was closer to $310,000. The ARB agreed and issued a revised value at that figure. The savings were not just one-time—this also lowered his starting point for future years.
• Unequal Appraisal Challenge: A homeowner compared his $510,000 appraisal to five similar nearby homes, all valued under $475,000. Using TCAD’s online data and a simple spreadsheet, he showed that his home was assessed roughly 8% higher on a per-square-foot basis. The ARB accepted the evidence under Texas’s “equal and uniform” rule and adjusted his value downward accordingly.

These examples underscore a few key principles:

• Present evidence—not emotion
• Use concrete comparisons and visuals
• Choose the strategy (sales comps, condition, income analysis, or equity comparison) that best matches your situation

Effective protests are about being prepared, specific, and focused on data. Whether your case is straightforward or complex, success often hinges on your ability to support your argument with relevant facts.

Should You Hire a Firm to Represent You?

Deciding whether to hire a property tax protest firm is a personal decision and depends on how comfortable you are managing the process yourself. While we do not offer protest representation, we regularly advise clients on how the process works, what to expect, and how to evaluate whether a third-party firm makes sense.

Many firms in Texas specialize in property tax appeals and provide services such as:

• Contingency-Based Pricing: Most work on a no-upfront-cost model, taking a percentage (typically 30–40%) of the tax savings if successful.
• Data Access: Some firms use proprietary software or access to detailed market data that’s not easily available to the public.
• Turnkey Handling: They take care of filing, communicating with TCAD, attending hearings, and managing appeals on your behalf.

Hiring a firm can be helpful in cases where:

• The valuation increase is significant
• You lack time or experience
• The property is complex (e.g., income-producing, multi-unit, or custom-built)

That said, many homeowners—especially those protesting basic homesteads—are entirely capable of self-representing. You have the same legal rights, access to TCAD’s portal, and free tools to gather comps and evidence. Self-representation is a cost-effective option for straightforward protests when you’re willing to invest time into preparation.

Recent Law and Policy Changes to Know About

Texas lawmakers made several changes to the property tax system that took effect in 2024 and beyond. These reforms are designed to add transparency, limit dramatic valuation increases, and give property owners a stronger voice in the process:

• Increased Homestead Exemption: The general homestead exemption for school taxes was increased from $40,000 to $100,000 starting in 2023, providing meaningful relief for owner-occupied residences.
• New Cap on Non-Homestead Appraisals: For 2024–2026, appraisal increases are limited to 20% annually for real properties under $5 million that do not qualify for the homestead exemption. This includes rental and commercial properties and was introduced as a pilot program to reduce volatility.
• Elected Board Members on Appraisal Districts: Beginning in 2024, appraisal district boards in larger counties (like Travis) now include elected positions, giving property owners a direct say in district oversight and increasing accountability.

These updates make the system more taxpayer-friendly but do not eliminate the need to carefully review your notice each year. Even with higher exemptions or new caps, the appraised value still drives your tax burden—and that’s why filing a protest when necessary, continues to be a key financial move for Texas property owners.

Final Thoughts: Know Your Rights, Protect Your Wallet

Challenging your property appraisal can seem overwhelming at first glance, but it’s a right granted to every property owner—and one that can lead to meaningful tax savings over time. The process is structured to be accessible and is based on evidence, not legal expertise. Thousands of Texas homeowners file successful protests each year without needing to hire outside help.

With some focused preparation, a clear understanding of your property’s condition and comparable sales, and an organized approach to presenting your evidence, you can put yourself in a strong position to win a reduction. Even modest adjustments in appraised value can lead to savings that add up significantly over several years, especially with capped value increases carrying forward.

At our firm, we help clients make informed decisions—not just about property taxes, but about their full financial picture. Whether you’re planning a protest or simply trying to understand how rising appraisals affect your long-term strategy, we can help you assess your options and uncover opportunities to reduce unnecessary tax exposure.

Here’s what you now know:

• TCAD sets market values each January 1, and these values can be challenged
• The protest deadline is firm and filing early gives you the best chance at a quick resolution
• Success comes down to clear, documented evidence—not how loudly you object
• The process includes informal reviews and formal ARB hearings, with multiple appeal options afterward
• A lower appraised value today can keep your tax base lower for years to come

This is just one way to be proactive in protecting your wealth. We’re here to support that effort with practical insights, objective advice, and a long-term view of your financial wellbeing.