When filing a property tax appeal, there are THREE things that you MUST do every year.
And these THREE things are a MUST when filing your property tax appeal
. I’ve always recommended filing an appeal each and every year.
Why?
Because you don’t know if you should appeal until you’ve seen the appraisal district’s evidence.
BUT you can’t get the evidence unless you file an appeal.
It doesn’t make sense, I know, but it’s the government. If you find that the evidence doesn’t support a reduction, then you can cancel your appeal. In my experience though, the appraisal district’s evidence supports a reduction more often than not.
You lose nothing by filing an appeal by the deadline and then reviewing the evidence to decide if you would like to continue.
Remember these three things:
- Appeal annually (because you cannot get the appraisal district’s evidence unless you file an appeal)
- On the Form to File, be sure to check the boxes for both market value and unequal appraisal (example shown below)
- Request the appraisal district’s evidence package when you file your appeal annually!
You will find a template further down on this page for you to use to request the evidence your appraisal district has on your property. The appraisal district must provide the evidence to you at least 14 days prior to your hearing. This is the law.
AND OFTEN TIMES, THEIR EVIDENCE SUPPORTS A REDUCTION!
House Bill 201 is the term used by property tax consultants to describe provision 41.461 of the Texas Property Tax Code.
This section reads as follows:
“at least 14 days before hearing on an appeal, the chief appraiser shall: … inform the property owner that the owner or the agent of the owner may inspect and may obtain a copy of the data, schedules, formulas, and all other information the chief appraiser plans to introduce at the hearing to establish any matter at issue.”
The property tax code further provides the chief appraiser the right to charge, but there are limits on the cost per page an appraisal district can charge. Generally, the maximum charge is $1 to $2 for a residence. In some counties, homeowners can print this information from the appraisal district’s website once an appeal has been filed.
If your county does not have an online filing system or a way to access the evidence online, you will need to request the evidence in writing.
YOU MAY USE THE SAMPLE LETTER BELOW TO REQUEST YOUR EVIDENCE PACKAGE FROM YOUR APPRAISAL DISTRICT.
Mr. Chief Appraiser
Harris County Appraisal District
13013 Northwest Freeway
Houston, TX 77040Re: House Bill 201 request for property at 2345 Main Street (account # 1234567890010)
Dear Sir:
Pursuant to section 41.461 of the Texas Property Tax Code, please provide a copy of the data, schedules, formulas and all other information the chief appraiser plans to introduce at the hearing to establish any matter at issue.
It is my understanding that information, “not made available to the appealing party at least 14 days before the scheduled or postponed hearing may not be used as evidence in the hearing,” according to 41.67d of the Texas Property Tax Code.
Please notify me when a copy of the above-referenced information is available.
Sincerely,
Able Property Owner
In summary, be sure to appeal
on both market value and unequal appraisal. And include a request for your evidence package when filing your appeal – ANNUALLY!
May 15th is the new deadline to file property tax appeals in Texas. This change went into effect this year (2018).
To find out if you are being over-assessed, go to the FREE Texas Fairness Checker at CutMyTaxes.com. You will quickly find out if you are over-assessed and view the results.
I have already filed a protest, but I do not know how to fight it since there are no homes near mine for sale. I do have a lot of repair issues though.
Hi Roland! Ask the county appraisal district for your hearing evidence package. That will show you exactly what you need in order to fight.
Your information is very helpful, especially the unequal appraisal. I live in Sienna Planation. They want increase my taxes by 33%, using a Tax Assessment value increase of $75,000. I have owned the house for one year.
Is there a company that provides a list of properties sold and the actual sales price? A broker mention the existence of the company but not the name or contact information.
By the the the hearing evidence package amounted to two sheets of paper!
Thanks for your article. Very informative!
Robert Gay
You are very welcome Robert! Any realtor can help get that information for you! We are glad it was helpful!
Wish i had known this. My property tax value went up 45% in one year. I protested but the arb used the “i think” method. Didnt matter my home is still tornado damaged. It was a debacle. My neighbors taxes have doubled also.
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On the protest form there is a place to make note of what you think the property should be valued at. I have always left that blank. Should I take a stab at what I think it should be valued at?
Hi Kelly! Yes you should place a number in there in an off chance they just offer you that number, rather than negotiating.
My property taxes in Atascocita were frozen two years ago (2017) when I turned 65. I will be 67 this year (June-2019). Does it make sense to protest my property taxes this year? My appraisals are increasing at the following rates:
2015 91,839
2016 94,000 (2.35% increase)
2017 98,000 (4.26% increase)
2018 98,000 (no increase)
2019 107,800 (10% increase) 2019 Market Value ($124,474)
Hi Michael! Yes, it would still be wise to protest your taxes, as the over 65 exemption only freezes your school taxes. All other taxes will still go up, so protesting those can still be beneficial. We are seeing major increases this year as opposed to last. If you would like us to help you, there is still time to sign up! Just give our customer service a call at 713-290-9700 and they would be glad to assist.
Is the request for the evidence package sent along with ifile and if so where would I attach the request? Or is this request sent seperately and where? Thank you so very much!