How to Win Your DCAD Property Tax Protest in 2026 (Dallas County Guide)

95% of Dallas homeowners who protest their DCAD assessment get a reduction.

But only 5% actually file a protest.

If you're a Dallas County homeowner who got your Notice of Appraised Value and think your property taxes are too high, you're probably right. Here's exactly how to protest your DCAD assessment — and win.

The DCAD Protest Window Is Short (Don't Miss It)

Dallas Central Appraisal District (DCAD) will mail your Notice of Appraised Value in April 2026.

You have 30 days from the mail date to file your protest. For most Dallas homeowners, that means the deadline falls around May 15, 2026.

Miss that deadline, and you're stuck paying whatever DCAD says your home is worth. For another year.

Action step: When your notice arrives, check the assessed value immediately. If it's higher than what your home would actually sell for, file a protest. Don't wait.

Why You Should Protest (Even If Your Value Seems Close)

Here's what most Dallas homeowners don't realize: 30-60% of properties are over-assessed.

DCAD uses mass appraisal systems — computer models that process thousands of properties at once. These systems make mistakes:

• Wrong square footage (often overstated by 50-200+ sq ft)
• Features you don't have (pool, garage, extra bathroom)
• Outdated comparable sales
• Condition issues not reflected in the value
• Unequal appraisal (your home valued higher than similar properties nearby)

Even if your assessed value is only 5-10% too high, that could mean hundreds of dollars in overpayment every year. And those savings compound — a successful protest reduces your tax bill this year and every year going forward.

The DCAD Protest Process: What Actually Happens

Here's what to expect when you protest your Dallas County property assessment:

Step 1: File Your Protest (Deadline: ~May 15, 2026)

You can file online through the DCAD website or mail a paper form. Online is faster.

What you'll need:

• Your account number (on your Notice of Appraised Value)
• Reason for protest (market value, unequal appraisal, or both)
• Your opinion of value (what you think your home is actually worth)

Pro tip: You don't need evidence to file. Just file before the deadline. You can gather evidence later.

Step 2: Informal Review (Optional but Recommended)

After you file, DCAD may offer an informal review with an appraiser. This happens before your formal hearing.

Why it matters: 80-90% of Dallas protests are resolved at the informal stage. If you and the appraiser agree on a value reduction, you're done. No hearing needed.

What to bring:

• Recent comparable sales (homes similar to yours that sold for less)
• Photos of condition issues (foundation cracks, old roof, outdated kitchen)
• Evidence of errors in your property record (wrong square footage, features you don't have)

Step 3: Formal Hearing (If Informal Review Fails)

If you can't settle at the informal stage, you'll get a formal hearing with the DCAD Appraisal Review Board (ARB).

When: Typically June-July 2026
Where: DCAD offices or virtual (Zoom hearings are available)
How long: 10-20 minutes

You'll present your evidence. The appraiser will present theirs. The ARB panel decides.

What to expect: The ARB is made up of local residents, not appraisers. They're there to ensure fairness. Be clear, organized, and factual. Don't get emotional.

Step 4: Get Your Decision

You'll receive a written decision within a few days. If the ARB reduces your value, DCAD will send an updated assessment. Your tax bill will reflect the new, lower value.

If you disagree with the ARB's decision, you can appeal to district court or binding arbitration — but most homeowners don't need to go that far.

5 Strategies That Win DCAD Protests

Here's what actually works in Dallas County protests:

1. Use Recent Comparable Sales

This is the strongest evidence. Find 3-5 homes that:

• Sold within the last 6 months
• Are within 0.5 miles of your property
• Are similar in size, age, and condition
• Sold for less than your assessed value

Where to find comps: Zillow, Realtor.com, HAR.com, or your realtor.

How to present them: Create a simple spreadsheet showing address, sale date, sale price, square footage, and price per square foot. Compare these to your assessed value.

2. Prove Unequal Appraisal

Unequal appraisal means your home is valued higher than similar homes in your neighborhood — even if the assessed value matches market value.

Example:

• Your home: 2,000 sq ft, assessed at $400,000 ($200/sq ft)
• Neighbor A: 2,000 sq ft, assessed at $360,000 ($180/sq ft)
• Neighbor B: 2,100 sq ft, assessed at $378,000 ($180/sq ft)

Your property is assessed 11% higher per square foot. That's unequal appraisal, and it's grounds for a reduction.

Where to find data: DCAD's website lets you search property records by address. Pull assessments for similar homes on your street.

3. Fix Errors in Your Property Record

DCAD's data isn't always accurate. Common errors include:

• Square footage overstated
• Extra bedrooms or bathrooms you don't have
• Features listed that don't exist (pool, garage, fireplace)
• Lot size wrong
• Year built incorrect

How to check: Look up your property on DCAD's website. Compare the property details to what you actually have.

How to fix: Bring evidence to your informal review or hearing. Photos, floor plans, or a private appraisal work well.

4. Document Condition Issues

If your home has damage or deferred maintenance that DCAD didn't account for, document it:

• Foundation cracks or settling
• Roof age and condition (15-20+ years old)
• HVAC failure or aging system
• Outdated kitchens, bathrooms, or flooring
• Water damage, mold, or structural issues

How to present: Take photos. Get repair estimates. Show that your home's condition doesn't justify the assessed value.

5. Hire a Property Tax Consultant (or Let TaxDrop Handle It)

You can protest on your own. But most Dallas homeowners don't have time to research comps, attend hearings, and negotiate with appraisers.

That's where TaxDrop comes in.

We handle the entire protest process for Dallas County homeowners:

• Gather evidence (comps, condition issues, errors)
• File your protest before the deadline
• Attend informal reviews and formal hearings
• Negotiate with DCAD on your behalf

We use a no win, no fee model. If we don't reduce your property taxes by at least $500, you pay nothing. If we do, we charge 25% of your first-year savings.

What to Avoid (Common DCAD Protest Mistakes)

Mistake #1: Missing the deadline
File by May 15, 2026. No exceptions. Set a reminder when your notice arrives.

Mistake #2: Not bringing evidence
Saying “my taxes are too high” isn't enough. You need comps, photos, or proof of errors.

Mistake #3: Arguing about your tax bill
The ARB doesn't set tax rates. They only decide your property's value. Focus on value, not taxes.

Mistake #4: Getting emotional
Stay factual. Present your evidence clearly. Don't argue or complain.

Mistake #5: Ignoring the informal review
Most protests settle at the informal stage. Don't skip it.

How Much Can You Save?

Most successful DCAD protests result in a 5-15% reduction in assessed value.

Example:

• Current assessed value: $400,000
• Successful protest reduces it to: $360,000
• Tax rate: 2.4%
• Annual savings: $960

And that's every year. Over 10 years, that's $9,600.

For a typical Dallas homeowner, the protest process takes 2-3 hours total if you do it yourself. That's a pretty good hourly rate.

Or let TaxDrop handle it for you — we do the work, you keep the savings.

DCAD Protest Checklist for 2026

Here's your step-by-step action plan:

☐ April 2026: Get your Notice of Appraised Value

Check your assessed value. Compare it to recent sales in your neighborhood.

☐ By May 15, 2026: File your protest

Don't wait. File online at DCAD's website or let TaxDrop file for you.

☐ May-June 2026: Gather evidence

• Pull 3-5 comparable sales
• Check your property record for errors
• Document condition issues with photos
• Research unequal appraisal (compare your assessment to neighbors)

☐ June 2026: Attend informal review (if offered)

Most protests settle here. Bring your evidence and be prepared to negotiate.

☐ June-July 2026: Formal hearing (if needed)

Present your case to the ARB. Keep it factual and organized.

☐ July-August 2026: Get your decision

Review the ARB's decision. If they reduced your value, you're done. If not, consider an appeal.

Dallas-Specific Tips That Work

Tip #1: DCAD values rose 8-12% in many Dallas neighborhoods in 2025

If your 2026 assessment jumped more than 10%, you likely have a strong case for a reduction. Texas caps homestead increases at 10% annually, but DCAD often tests that limit.

Tip #2: Focus on high-growth areas

Neighborhoods like Oak Lawn, Uptown, and East Dallas saw the biggest jumps. If you're in a hot area, DCAD may have overshot on value.

Tip #3: Use Dallas-specific comps

Don't compare your Lake Highlands home to a Preston Hollow sale. Keep comps hyper-local (same ZIP code or neighborhood).

Tip #4: Know Dallas County's 10% homestead cap

Your assessed value can only increase 10% per year if you have a homestead exemption. If DCAD exceeded that, you have grounds for an immediate reduction.

The Bottom Line

95% of Dallas homeowners who protest get a reduction. But only 5% actually file.

Don't leave $500-$1,000+ per year on the table. File your DCAD protest before the May 15, 2026 deadline.

If you don't have time to handle it yourself, TaxDrop does it for you. No upfront cost. No hourly fees. You only pay if we save you at least $500.

Ready to reduce your Dallas County property taxes? Get a free savings estimate at TaxDrop.com in under 2 minutes.