Texas Property Tax Appeals
Work out how far your assessment sits above comparable sales, what a reduction would save at your local rate, and what each of the three routes to it costs — filing yourself, a flat-fee service, or a contingency service. Every county deadline is cited to the authority that sets it.
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Estimate only — not legal advice. This is the published math for Texas assessment appeals, shown as a range. Your actual outcome depends on facts, evidence, and decisions this page cannot see.
When your protest is due in Texas
Tex. Tax Code §41.44(a)(1): a written notice of protest must be filed with the appraisal review board not later than May 15, or the 30th day after the date the notice of appraised value was DELIVERED to the owner under §25.19, whichever is later. §1.07(c) presumes a first-class notice delivered when it is deposited in the mail, and that presumption is rebuttable on evidence the notice was never received. If the last day falls on a Saturday, Sunday, or a legal state or national holiday, §1.06 makes the act timely on the next regular business day. Note that §41.44(a)(2)–(a)(5) set separate 30-day deadlines with no May 15 floor for ordered changes, change-of-use determinations, §23.1243 refunds and §11.35 disaster exemptions — this rule is the ordinary appraised-value protest.
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The rule
Enter your notice date
Tex. Tax Code §41.44(a)(1): a written notice of protest must be filed with the appraisal review board not later than May 15, or the 30th day after the date the notice of appraised value was DELIVERED to the owner under §25.19, whichever is later. §1.07(c) presumes a first-class notice delivered when it is deposited in the mail, and that presumption is rebuttable on evidence the notice was never received. If the last day falls on a Saturday, Sunday, or a legal state or national holiday, §1.06 makes the act timely on the next regular business day. Note that §41.44(a)(2)–(a)(5) set separate 30-day deadlines with no May 15 floor for ordered changes, change-of-use determinations, §23.1243 refunds and §11.35 disaster exemptions — this rule is the ordinary appraised-value protest. Enter the date on your notice to resolve which applies.
If the last day falls on a weekend or holiday: Tex. Tax Code §1.06: an act is timely if the last day falls on a Saturday, Sunday, or legal state or national holiday and the act is performed on the next regular business day. The section was amended by Acts 2025, 89th Leg., R.S., ch. 119 (H.B. 1392) effective January 1, 2026, which added an office-closure limb — but that limb reaches tax PAYMENTS only and does not extend a protest deadline.Tex. Tax Code §1.06
The date above is this state’s published rule applied to what you entered. Confirm it against the notice itself and the authority’s own instructions — most jurisdictions require their form or portal, and a letter alone may not open a protest.
How the appeal runs
First-level appeals are heard by the appraisal review board of the appraisal district (Tex. Tax Code §6.41) ↗.
- 01The appraisal district sends the notice of appraised value by May 1, or by April 1 for a residence homestead, or as soon as practical thereafter (§25.19).
- 02File the notice of protest with the appraisal review board by the deadline above. Comptroller Form 50-132 works, and so does any writing that identifies the owner, the property, and what the owner is dissatisfied about.
- 03Request an informal conference with the district — it must be asked for, on the protest form or in writing, before the scheduled hearing date.
- 04The board gives at least 15 days' notice of the date, time and place of the hearing.
- 05At least 14 days before the hearing the district delivers the taxpayer pamphlet, the board's adopted hearing procedures, and a statement that the owner may REQUEST the evidence the chief appraiser intends to introduce (§41.461).
- 06Request that evidence. Under §41.67(d) anything previously requested and not delivered at least 14 days before the hearing may not be used at it, in any form. Copies are free (§41.461(b)). If the district did not comply, §41.66(h) requires the board to postpone once on request.
- 07Attend in person, by telephone conference call, by videoconference, or by written affidavit. Telephone and video require written notice 5 days in advance (10 if represented); affidavit evidence must be delivered before the hearing begins.
- 08The board hears the protest and issues a written order by certified mail. The district carries the burden of proof by a preponderance; under §41.43(a-1) that rises to clear and convincing where the owner files a certified appraisal and the property is worth $1 million or less.
- 09Three appeal routes run from that order on three different clocks: district court within 60 days of receiving notice of the order (§42.21(a), and failure to file timely bars any appeal), regular binding arbitration within 60 days plus the statutory deposit (§41A.03(a)), or SOAH within 30 days plus a $1,500 deposit within 90 days for property over $1 million. The 30-day SOAH clock expires while the 60-day court clock is still running.
Free to file: Filing a notice of protest with the appraisal review board costs nothing. Money enters only at the appeal stage: regular binding arbitration takes a deposit of $450 to $1,550 depending on the property (Tex. Tax Code §41A.03(a)(2)), and a SOAH appeal takes $1,500.
Texas appraises at market value, so an assessed figure is directly comparable to a sale price.
Tex. Tax Code §41.44(a)(1)
Counties with a verified deadline
A county appears here once its own deadline has been verified against the authority that publishes it. Counties we have not verified are absent rather than approximated.
Work out whether you are over-assessed with the assessment calculator, then organise the evidence with the appeal letter generator.
Verified 2026-08-03 against Texas Tax Code ch. 41 (Local Review) §41.44, §41.45, §41.461, §41.66, §41.67; ch. 6 §6.41; ch. 1 §1.06 as amended by Acts 2025, 89th Leg., R.S., ch. 119 (H.B. 1392) eff. 2026-01-01, and §1.07(c); ch. 41A and ch. 42 for the appeal routes; with Comptroller Publication 96-295 (rev. January 2026) for the published procedure (effective 2026-01-01)
Source of record
- USA.gov — State and local taxes ↗Federal
- Texas Tax Code ch. 41 (Local Review) §41.44, §41.45, §41.461, §41.66, §41.67; ch. 6 §6.41; ch. 1 §1.06 as amended by Acts 2025, 89th Leg., R.S., ch. 119 (H.B. 1392) eff. 2026-01-01, and §1.07(c); ch. 41A and ch. 42 for the appeal routes; with Comptroller Publication 96-295 (rev. January 2026) for the published procedure ↗State legislature
Run it against the official tool: Texas Comptroller — Property Taxpayer Remedies and the protest process ↗
🎓 Understand this tool
What it is
A calculator for the two numbers an assessment appeal actually turns on: how far your assessed value sits above comparable sales, and what a reduction would be worth at your local rate. It also puts the published cost of each route to that reduction beside the saving it would produce.
How it works
The comparison uses the MEDIAN of the comparable sales you enter rather than the average, because comparable sales are a small sample and one unusual transaction — a teardown, a family transfer, a distressed sale — drags an average badly. Assessing authorities reason in medians for the same reason. Where a state assesses at a fraction of market value rather than the whole, the assessed figure is divided by that ratio first so the two sides of the comparison are measured the same way. The saving is the reduction multiplied by the combined rate per hundred dollars of value, which is the form counties publish rates in.
Getting the most from it
- Take the assessed value and the rate straight off your notice and your bill — not from memory.
- Enter several recent sales of genuinely similar properties nearby. Three is a realistic minimum; one comparison is easy to dismiss.
- Leave out distressed sales, family transfers and teardowns. Including one weakens the rest of the list rather than lengthening it.
- Check your county deadline before doing anything else. A window that has closed ends the appeal whatever the numbers say.
Reading your result
A gap under about five percent is usually treated as within tolerance — valuation is approximate by design, and authorities expect to be roughly rather than exactly right. A larger gap is the argument, but it is an argument you still have to make with evidence. The saving figure assumes the reduction is granted in full, which is why it is shown as a range: meeting halfway is a common outcome.
What it can't tell you
This cannot tell you whether your comparables are genuinely comparable, whether your county assesses the way you think it does, how a particular review board tends to decide, or whether an appeal risks drawing attention to something else about the property. It does not file anything, and it is not a valuation. A licensed appraiser values property; a lawyer advises on appeals.
Frequently asked questions
Compare the assessed value against recent sales of genuinely similar properties nearby. If the assessment sits meaningfully above the median of those sales, that gap is the argument. A difference of a few percent is usually treated as within tolerance — valuation is approximate by design.
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