Your appraisal notice is coming. If your assessed value jumped, you have the right to protest — and this guide walks you through every step, from filing Form 50-132 to presenting your case at the ARB hearing.
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Every spring, millions of Texas property owners open their mailbox to find an appraisal notice with a number that feels too high. If your assessed value jumped this year, you have the right to protest. Here's exactly how to do it — and when selling might be the smarter move.
Texas doesn't have a state income tax, so local governments lean heavily on property taxes to fund schools, roads, and emergency services. The average effective tax rate is 1.80%, which means even a modest increase in your appraised value can cost you hundreds more per year.
This article provides general real estate information and is not legal, financial, or tax advice. For questions about your specific appraisal or protest, contact your county appraisal district or consult a qualified Texas attorney or CPA.
Your county appraisal district sets your property's market value each January 1st. That number directly determines your tax bill for the year. A higher appraisal means a higher bill — it's that simple.
Here's how fast the math adds up. If your appraisal increases by $50,000, you could be paying around $900 more per year in property taxes.
Homestead exemptions help. If you have a homestead exemption on your primary residence, your appraised value can't increase by more than 10% per year. But that cap doesn't apply to non-homestead properties, and even a 10% jump can be painful on a $300,000 home.
Your appraisal notice shows both the market value (what the district thinks your home is worth) and the assessed value (what they tax you on). If you have a homestead exemption, the assessed value may be lower than market value due to the 10% cap.
Missing the protest deadline means you're stuck with whatever value the appraisal district assigns — for the entire year. Here's the timeline:
Appraisal notices mailed by your county appraisal district. Check your mailbox and your online account.
Protest deadline. You must file by the later of May 15th or 30 days after your notice date. Miss this and you lose your right to protest for 2026.
There is no grace period and no exceptions. If you file one day late, the Appraisal Review Board (ARB) will reject your protest. Set a calendar reminder the day you receive your notice.
Filing a protest is free and straightforward. You don't need a lawyer, though you can hire a property tax consultant if you prefer.
This is the official "Notice of Protest" form. You can file it three ways:
Many counties let you file your protest, upload evidence, and even attend your hearing online. Check your county's appraisal district website for their e-filing system.
Texas law gives you several reasons to protest. The most common are:
Evidence wins protests. Here's what to bring:
After you file, the appraisal district will schedule your hearing. Most counties offer two stages:
This is a one-on-one meeting with an appraiser from the district. It's a conversation, not a courtroom. You present your evidence, they explain their valuation, and you try to reach an agreement.
Most protests are settled here. If you come prepared with comps and photos, many appraisers will agree to a reduction on the spot.
If you can't reach an agreement informally, your case goes before the Appraisal Review Board — a panel of local citizens appointed to resolve disputes. You'll present your case, the appraisal district presents theirs, and the board votes.
Results vary widely, but here's a realistic picture:
Even a modest 5% reduction on a $300,000 home saves about $270 per year. Over five years, that's $1,350 — for an hour or two of work.
Protesting your appraisal makes sense if you plan to keep the property. But for some owners, a high appraisal is a signal that it's time to move on.
Consider selling instead of protesting if:
| Protest Your Appraisal | Sell for Cash |
|---|---|
| File by May 15 deadline | Get an offer in 24-48 hours |
| Gather evidence, attend hearing | One showing, no prep needed |
| Save 5-15% on next tax bill | Eliminate all future tax obligations |
| Still responsible for repairs | Sell as-is, no repairs required |
| Must repeat every year for savings | One-time decision, permanent relief |
| Keeps your equity tied up | Cash in hand within 7-14 days |
We buy houses and land throughout Texas — including properties with high appraisals and back taxes. Get a fair cash offer with no obligation.
Key Takeaways
- Check your appraisal notice as soon as it arrives in April or May.
- File your protest by May 15th (or 30 days after your notice) — there's no grace period.
- Bring evidence — comparable sales, photos, and repair estimates win protests.
- Most protests result in some reduction, typically 5-15% of appraised value.
- If the property is a burden, selling for cash may save more than any protest ever could.
If selling fast is your priority, request a no-obligation offer and we can typically respond within 24 hours.
We've helped dozens of Texas families through difficult property situations with compassion and fairness.
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