How to Win Your Grayson County Property Tax Protest in 2026 (Sherman TX)

Grayson County homeowners just got hit with some of the highest property tax increases in North Texas.

If you live in Sherman, Denison, Whitesboro, or anywhere in Grayson County, your 2026 Notice of Appraised Value probably made you wince.

Here's the good news: 85-90% of Grayson County homeowners who protest their GCAD assessment get a reduction. But only about 5% actually file.

Don't be part of the 95% who overpay. Here's exactly how to protest your Grayson County property taxes and win.

The Grayson County Protest Deadline: May 15, 2026

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

From the date it's mailed, you have 30 days to file your protest. For most Grayson County homeowners, that deadline falls on or around May 15, 2026.

Miss it, and you're stuck with whatever GCAD says your home is worth. No appeals. No do-overs. You'll overpay for an entire year.

Action step: When your notice arrives in April, check your assessed value immediately. If it jumped more than 10%, or if it's higher than recent sales in your neighborhood, file a protest.

Why Grayson County Property Taxes Are Rising (And Why You Should Protest)

Grayson County has been one of the fastest-growing counties in Texas. Sherman, Denison, and Whitesboro are seeing population growth, new development, and rising home prices.

That's great for the economy. But it's rough on your property taxes.

Here's what's happening in 2026:

• Sherman: Home values rose 10-12% in many neighborhoods
• Denison: Downtown revitalization pushed values up 8-10%
• Whitesboro: Growing demand from DFW commuters drove 12-15% increases
• Rural areas: Land values jumped as investors bought acreage

GCAD uses mass appraisal systems to value properties. These computer models process thousands of homes at once — and they make mistakes.

Common errors:

• Wrong square footage (often 50-200+ sq ft too high)
• Features you don't have (garage, pool, extra bathroom)
• Outdated comparable sales
• Condition issues ignored (aging roof, foundation problems)
• Unequal appraisal (your home valued higher than similar properties)

Even a 5-10% overassessment costs you hundreds per year. And it compounds — every year, you're overpaying on an inflated base.

The Grayson County Protest Process: Step-by-Step

Here's what happens when you protest your GCAD assessment:

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

You can file online through GCAD's website or mail a paper protest form. Online is faster and you get instant confirmation.

What you need:

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

Important: You don't need evidence when you file. Just file before May 15. You can gather evidence later.

Step 2: Informal Review (Highly Recommended)

After you file, GCAD typically offers an informal review with an appraiser. This happens before any formal hearing.

Why this matters: 75-85% of Grayson County protests settle at the informal stage. If you and the appraiser agree on a lower value, you're done. No hearing needed.

What to bring:

• 3-5 comparable sales (similar homes that sold for less)
• Photos of condition issues (roof damage, foundation cracks, outdated features)
• Proof of errors (wrong square footage, features you don't have)

Be professional. Be factual. Most GCAD appraisers are reasonable and will reduce your value if you bring solid evidence.

Step 3: Formal Appraisal Review Board (ARB) Hearing

If the informal review doesn't work, you'll get a formal hearing with the Appraisal Review Board.

When: Typically June-July 2026
Where: GCAD offices in Sherman or virtual (Zoom available)
How long: 15-20 minutes

You present your evidence. The GCAD appraiser presents theirs. The ARB panel (made up of local Grayson County residents) decides.

Pro tip: Stay calm and factual. The ARB isn't there to defend GCAD — they're there to ensure fairness. Present clear evidence and you'll likely get a reduction.

Step 4: Receive Your Decision

You'll get a written decision within a few days. If the ARB reduces your value, GCAD sends an updated assessment and your tax bill reflects the lower amount.

If you're still not satisfied, you can appeal to district court or binding arbitration — but most Grayson County homeowners don't need to go that far.

5 Strategies to Win Your Grayson County Protest

Here's what actually works in Grayson County:

1. Pull Comparable Sales (The Strongest Evidence)

Find 3-5 homes that:

• Sold within the last 6-12 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 them: Zillow, Realtor.com, HAR.com, or ask a local realtor.

How to use them: Create a simple spreadsheet showing address, sale date, sale price, square footage, and price per square foot. Show the ARB that your assessed value is higher than actual market sales.

2. Prove Unequal Appraisal

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

Example:

• Your home: 1,800 sq ft, assessed at $270,000 ($150/sq ft)
• Neighbor A: 1,800 sq ft, assessed at $243,000 ($135/sq ft)
• Neighbor B: 1,900 sq ft, assessed at $247,000 ($130/sq ft)

Your home is assessed 11-15% higher per square foot than comparable properties. That's unequal appraisal, and it's grounds for a reduction.

Where to get data: Search GCAD's website for property records by address. Compare assessed values of similar homes on your street or in your subdivision.

3. Fix Errors in GCAD's Property Records

GCAD's data isn't perfect. Common mistakes include:

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

How to check: Look up your property on GCAD's website. Compare what they have on file to what you actually have.

How to fix it: Bring photos, floor plans, or a private appraisal showing the correct details.

4. Document Condition Issues

If your home has damage or deferred maintenance, document it:

• Foundation problems (cracks, settling)
• Roof age and condition (15+ years old)
• HVAC issues or old system
• Outdated interiors (1990s kitchen, old bathrooms)
• Water damage, plumbing issues, or structural problems

How to prove it: Take clear photos. Get repair estimates from contractors. Show that your home's condition doesn't support the assessed value.

5. Let TaxDrop Handle It for You

Most Grayson County homeowners don't have time to research comps, attend hearings, and negotiate with GCAD appraisers.

TaxDrop handles the entire protest process for you:

• Gather comparable sales and evidence
• File your protest before the May 15 deadline
• Attend informal reviews and ARB hearings on your behalf
• Negotiate with GCAD to get the largest possible reduction

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 save you money, we charge 25% of your first-year savings. You keep 75% — and 100% of savings every year after.

Common Grayson County Protest Mistakes to Avoid

Mistake #1: Missing the May 15 deadline
File as soon as you get your notice in April. Don't wait until the last minute.

Mistake #2: Not bringing evidence
“My taxes are too high” isn't evidence. Bring comps, photos, and data.

Mistake #3: Arguing about tax rates
The ARB only decides property value. They don't control tax rates. Focus on value, not your total bill.

Mistake #4: Getting emotional or confrontational
Stay calm and professional. Present facts, not feelings.

Mistake #5: Skipping the informal review
Most Grayson County protests settle informally. Don't skip this step — it's your best chance for a quick resolution.

How Much Can You Save?

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

Example for a Sherman homeowner:

• Current assessed value: $300,000
• Protest reduces it to: $270,000
• Combined tax rate: 2.3%
• Annual savings: $690

That's $690 per year. Every year. Over 10 years, that's $6,900 in savings.

For a Denison or Whitesboro homeowner with a higher value, the savings can easily exceed $1,000 per year.

Grayson County Protest Checklist for 2026

☐ April 2026: Receive your Notice of Appraised Value

Check your assessed value. Compare it to recent sales in Sherman, Denison, Whitesboro, or your area.

☐ By May 15, 2026: File your protest

File online at GCAD's website or let TaxDrop file for you.

☐ May-June 2026: Gather your evidence

• Pull 3-5 comparable sales from your neighborhood
• Check GCAD's property record for errors
• Take photos of condition issues
• Research unequal appraisal (compare to neighbors' assessments)

☐ June 2026: Attend informal review

Bring your evidence. Be prepared to negotiate. Most protests settle here.

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

Present your case clearly and factually.

☐ July-August 2026: Receive decision and updated assessment

If you won a reduction, your tax bill will reflect the lower value.

Grayson County-Specific Tips

Tip #1: Sherman and Denison saw the biggest jumps

If you live in Sherman or Denison, your 2026 assessment likely jumped 10-12%. That's above the 10% homestead cap in many cases — strong grounds for a protest.

Tip #2: Whitesboro is growing fast

Whitesboro homeowners are seeing 12-15% increases as DFW commuters move north. GCAD may be overestimating demand. Use recent local sales to prove your value is too high.

Tip #3: Rural properties need attention too

If you own land or a rural home in Grayson County, don't assume GCAD got it right. Ag exemptions, land classifications, and acreage values are often wrong. Check your records carefully.

Tip #4: Use hyper-local comps

Don't compare a Whitesboro home to a Sherman sale. Keep your comps within 0.5 miles and in the same school district when possible.

The Bottom Line

85-90% of Grayson County homeowners who protest get a reduction. But only 5% actually file.

If you live in Sherman, Denison, Whitesboro, or anywhere in Grayson County, don't leave $500-$1,000+ per year on the table.

File your protest before May 15, 2026. Bring evidence. Stay factual.

Or let TaxDrop handle it. We file, we gather evidence, we attend hearings, we negotiate. You only pay if we save you at least $500.

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