Mixed-Use Property Tax Protest and Appeal

Retail and residential parts earn different income at different risk. Check whether the district valued each part on its own.

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Property taxes are one of the biggest expenses for any owner. Miss a single exemption or let the county over-value your property, and it could cost you thousands every year.

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Key Property Tax Stats

Last updated: October 9, 2026

Districts typically value this property type with the income approach, which the Comptroller says uses income and expense data to estimate what an investor would pay for the income stream (Texas Comptroller).
A mixed-use building can have separate income streams (residential, retail, office). Ask whether each was analyzed with its own rent, vacancy, expense and capitalization-rate data (Tax Code §23.012).
Under the Comptroller's classification guide, whether the residential units are listed separately affects how a building above street-level stores is classified (classification guide).
You can ask the district for the data, schedules and formulas it will use at the hearing (Tax Code §41.461).
For 2026, the 20% circuit breaker applies only to non-homestead real property valued at $5,320,000 or less and expires December 31, 2026 (Texas Comptroller).

Biggest Pain Points

Residential vs. Commercial Valuation Confusion

Your property has ground-floor retail and upper-floor apartments. If the district applies one blended cap rate or one method to the whole building, ask whether each component was valued on its own income and risk. Cap rates are supposed to be estimated from comparable data (Tax Code §23.012).

Retail Vacancy Kills Building Value

When ground-floor retail sits vacant, it can reduce the whole building's income. If the district assumes an immediate re-lease at market rent, compare that with your actual vacancy and lease-up history.

Property Tax Classification Issues

Classification can matter. In the Comptroller's property classification guide, residential units above street-level stores are classified as residential only if they are listed separately on the appraisal records. Otherwise the predominant use by value decides the classification (Texas Comptroller classification guide). Check how your property is listed.

How it Works

1. Free Mixed-Use Analysis

Provide property address and unit mix (retail SF, residential units). We review how the district valued the residential and commercial components.

2. We Separate Residential and Commercial

We value the residential units and the retail space separately, using cap rates supported by market evidence for each, and compare the result with the district's valuation.

3. We File Component-Based Protests

We present separate valuations for the residential and commercial components.

4. Know What It Costs

Commercial protests are handled through TaxDrop Pro, our full-service option. Pro is 1% of the assessment reduction, with no fee unless we reduce your assessment, and is available in select Texas counties (see the pricing page). Check your estimated savings or learn more about how TaxDrop works. Read our guide on multifamily tax strategies.

Hand holding Texas property tax bill showing reduced amount from $2000 to $1100 with checkmark.

End Unnecessarily High Property Taxes this Year

TaxDrop makes it easy to never pay more than you should by securing all exemptions and protesting high assessments annually. Book a call now to see if you're overpaying and how to get it back.

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