Texas Property Tax Protest Guide 2026: Everything You Need to Know

Every year, Texas appraisal districts assess the value of every property in the state. If your property's assessed value is higher than what it's actually worth — based on recent comparable sales — you're overpaying property taxes. The good news? You have the legal right to protest, and the process is straightforward.

This guide walks you through everything you need to know about protesting property taxes in Texas in 2026 — from understanding your notice to winning at your hearing.

Why You Should Protest Your Property Taxes in Texas

Texas has some of the highest property tax rates in the nation, averaging about 1.8% of assessed value. For a home assessed at $350,000, that's roughly $6,300 per year in property taxes. Even a modest 10% reduction saves you $630 annually.

Here's why protesting makes sense for almost every Texas homeowner:

• No risk whatsoever: Texas Tax Code Section 41.71 explicitly prohibits the Appraisal Review Board from increasing your value as a result of a protest. Your assessed value can only stay the same or go down.
• High success rate: Approximately 65-70% of property tax protests in Texas result in a reduction. In large counties like Harris and Bexar, success rates can be even higher.
• Compound savings: A lower assessed value this year becomes your new baseline, potentially saving you money for years to come.
• It's your right: The Texas Property Tax Code gives every property owner the right to protest their assessed value each year.

Understanding Your Notice of Appraised Value

Texas appraisal districts mail Notices of Appraised Value starting in mid-April each year. This notice is your starting point for any protest. Here's what to look for:

• Market Value: What the appraisal district believes your property is worth on the open market as of January 1, 2026.
• Assessed Value: The value used to calculate your taxes (may be lower than market value if you have a homestead cap).
• Homestead Cap Value: If you have a homestead exemption, your assessed value cannot increase more than 10% per year.
• Exemptions: Verify your homestead exemption and any other exemptions are correctly applied.
• Property Details: Check that square footage, bedroom count, lot size, and other details are accurate.

Key Deadlines for 2026

Event	Date
Appraisal date (valuation as of)	January 1, 2026
Notices mailed	Mid-April 2026
Protest deadline	May 15, 2026 (or 30 days after notice)
Informal hearings	May–July 2026
Formal ARB hearings	June–September 2026
Tax bills mailed	October 2026
Taxes due	January 31, 2027

Step-by-Step: How to Protest Your Property Taxes

Step 1: File Your Protest

You must file a Notice of Protest with your county's appraisal district by the deadline. There are three ways to file:

1. Online: Most Texas counties now accept online filings through their appraisal district website. This is the fastest method.
2. By Mail: Download the Notice of Protest form from your county's appraisal district website and mail it in.
3. In Person: Visit your county's appraisal district office to file in person.

When filing, check the box for "Value is over market value" — this is the most common and effective basis for protest.

Step 2: Gather Your Evidence

Evidence is the most important factor in winning your protest. The Appraisal Review Board makes decisions based on evidence, not emotions. Here's what works:

Comparable Sales (Most Important):

• Find 3-5 properties similar to yours that sold recently for less than your assessed value
• Similar means: same neighborhood (or nearby), similar size (within 20% sq ft), similar age (within 10 years), similar condition
• Focus on sales within the last 12 months, ideally from the same year as the appraisal date
• Look up sales on your county's appraisal district website, Zillow, Realtor.com, or Redfin

Property Condition Issues:

• Foundation problems, roof damage, plumbing or electrical issues
• Needed repairs that reduce your property's value
• Photos and repair estimates strengthen your case significantly

Incorrect Property Data:

• Wrong square footage, bedroom count, or lot size
• Incorrect year built or property classification
• Missing or incorrectly applied exemptions

Unequal Appraisal:

• Show that similar properties in your area are assessed at lower values
• This is a separate legal basis from market value and can be used together

Step 3: The Informal Hearing

Before the formal ARB hearing, most counties schedule an informal meeting between you (or your agent) and a staff appraiser. This is where most protests are resolved — approximately 80% of settlements happen at the informal stage.

At the informal hearing:

• Present your comparable sales and other evidence
• The appraiser will review your evidence and present their comps
• You'll negotiate a value — be prepared to compromise
• If you reach an agreement, you sign a settlement and the case is closed
• If you can't agree, your case moves to the formal ARB hearing

Step 4: The Formal ARB Hearing

If you don't settle informally, you'll go before a 3-member Appraisal Review Board panel. Here's what to expect:

• Hearings typically last 15-30 minutes
• Both you and the appraisal district present evidence
• The panel members may ask questions
• The panel votes on your new assessed value
• You receive the decision in writing

Tips for the formal hearing:

• Be prepared, organized, and respectful
• Lead with your strongest comparable sales
• Bring printed copies of all evidence for each panel member
• Focus on facts and data, not emotions
• Know your target value and be ready to explain why

Step 5: After the Hearing

If you're not satisfied with the ARB decision, you have additional options:

• Binding Arbitration: Available for residential properties under $5 million. Costs $550 filing fee.
• District Court: You can appeal to state district court within 60 days of the ARB decision.
• SOAH: State Office of Administrative Hearings, available for some property types.

Common Mistakes to Avoid

1. Missing the deadline: The May 15 deadline is firm. Late filings are rejected.
2. No comparable sales: Saying "my taxes are too high" without data won't work. You need comps.
3. Wrong comps: Using properties that are much smaller, older, or in different neighborhoods weakens your case.
4. Getting emotional: ARB panels respond to data, not complaints about how much you pay.
5. Not protesting at all: With zero risk and a 65-70% success rate, not protesting is leaving money on the table.

Should You DIY or Hire a Professional?

Filing a protest yourself is free, and for simple cases it can work well. However, consider hiring a professional if:

• You don't have time to research comps and attend hearings
• Your property is valued over $300,000 (bigger potential savings justify the fee)
• You're not comfortable presenting evidence at a hearing
• You want to maximize your chances of a larger reduction

OverAssessed charges just 20% of your tax savings — the lowest fee among major Texas property tax protest companies. That means if we save you $1,000/year in taxes, you pay $200. If we don't save you anything, you pay nothing. We handle the entire process: analysis, evidence preparation, filing, and hearing representation.

Approach	Cost	Time Required	Success Rate
DIY	Free	5-15 hours	Varies (lower for first-timers)
OverAssessed	20% of savings	2 minutes to sign up	High (AI-optimized evidence)
Other firms	25-40% of savings	Varies	Varies

Texas Property Tax Protest FAQ

What is the Texas property tax protest deadline for 2026?

The deadline is May 15, 2026, or 30 days after receiving your Notice of Appraised Value, whichever is later. If you file online through your county's portal, make sure to file before midnight on the deadline date.

What forms do I need to protest property taxes in Texas?

You need a Notice of Protest form, available from your county's appraisal district. If hiring an agent like OverAssessed, you'll also sign Form 50-162 (Appointment of Agent for Property Tax Matters). Many counties accept online filings without a paper form.

Can my property taxes increase from protesting?

No. Texas Tax Code Section 41.71 prohibits the Appraisal Review Board from raising your value as a result of a protest. There is zero risk.

What happens at a Texas property tax protest hearing?

You first attend an informal meeting with a staff appraiser to try to negotiate a lower value. If you can't agree, you go to a formal hearing before a 3-member ARB panel. You present comparable sales evidence, the panel reviews both sides, and they vote on your new assessed value.

How much does it cost to hire someone to protest my property taxes?

Most property tax protest companies charge 25-40% of your tax savings on a contingency basis (no savings = no fee). OverAssessed charges just 20% — the lowest rate among major Texas firms. Filing a protest yourself is free.

Last updated: March 2026