A formal hearing is a structured proceeding before the Appraisal Review Board (ARB) where you present evidence that your property is overvalued. It's the next step if you can't reach an agreement at the informal hearing stage.
Unlike informal hearings, formal hearings follow specific procedures. You and the appraisal district both present your cases to a panel of ARB members. Testimony is given under oath, and the panel makes a binding decision on your property's value.
While more formal than the initial meeting, ARB hearings are still designed for regular property ownersânot lawyers. You can represent yourself, hire a consultant, or bring an attorney.
Formal hearings are your last stop before court. The ARB's decision is binding unless you pursue further legal action (district court or binding arbitration).
Don't be intimidated by the word "formal." These hearings typically last 15-30 minutes. You present your evidence, the district presents theirs, and the panel decides. Most homeowners handle it themselves without any legal background.
The key is having solid evidence. ARB panels are fellow property ownersâthey understand when values seem unfair. Show them the data and let the numbers make your case.
Jennifer couldn't agree with Bexar County at her informal hearing. Her home was assessed at $390,000; they offered $375,000. She believed it was worth $350,000 based on her comps.
At her ARB hearing:
⢠She presented 5 comparable sales averaging $345,000
⢠She showed repair estimates totaling $15,000
⢠The appraisal district argued for $375,000
The three-member ARB panel reviewed both sides and set the value at $355,000âsplitting the difference but giving Jennifer a $35,000 reduction from the original assessment.
Most hearings last 15-30 minutes. Simple residential cases may take only 10-15 minutes. Complex commercial properties or cases with extensive evidence may take longer.
You'll receive a written order stating the final value. If you disagree, you have 60 days to file an appeal in district court or request binding arbitration (for properties valued under $5 million).
No. The ARB can only lower your value or keep it the same. They cannot increase it above what the appraisal district originally determined. You have nothing to lose by going to a formal hearing.