Primary Home Property Tax Protest & Appeal Guide

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Key Property Tax Stats

Last updated: October 9, 2026

If you own and live in your home in Texas, you can protest the appraisal district's value to the ARB every year. The protest is about value, not the tax rate, and districts cannot charge a fee for it. This page explains how homes are valued, how the homestead exemption and 10% cap work, what evidence helps and how the Texas process works. TaxDrop does not guarantee a result, and not every home is over-assessed.

How the homestead rules affect your bill

School district exemption: school districts must exempt $140,000 of the appraised value of a residence homestead. Owners age 65 or older, or disabled, get an additional $60,000 school-district exemption (Texas Comptroller; Tax Code §11.13).
Local exemptions: any taxing unit may adopt a local option exemption of up to 20% of appraised value (minimum $5,000), so the total depends on where you live (Texas Comptroller).
10% limit: the appraised value of a qualifying homestead can rise by no more than 10% per year plus new improvements (Texas Comptroller).
You must claim it: the exemption requires an ownership interest and that you live in the home as your principal residence. Apply through your county appraisal district (Texas Comptroller).

How districts value a home

Texas appraisers must use market value as of January 1. For single-family homes with enough sales data, the sales comparison approach is typically preferred (Texas Comptroller). You can also protest an unequal appraisal, which compares your appraised value with the median appraised value of comparable properties adjusted for differences (Tax Code §41.43). See our glossary on comparable sales and assessed value.

A hypothetical example (made-up numbers, for illustration only)

These round numbers are invented to show the math. They are not data from any real home, county or TaxDrop client.

Market value on the notice: $400,000. After adjustments, three comparable sales support about $370,000.
The exemption comes off first for school taxes, so a $30,000 lower value at a 1.5% school rate (a placeholder) saves about $450 a year in school tax, plus whatever other taxing units levy.

Biggest Pain Points

Comparable sales that are not comparable

Districts typically appraise single-family homes with the sales comparison approach, adjusting recent sales of similar properties for differences (Texas Comptroller). A district must adjust each comparable sale to your home and, with limited exceptions, use sales within 24 months of the valuation date, or 36 months for residential property in a county of more than 150,000 people (Tax Code §23.013). If the sales used are renovated, larger or in a better location, the adjustments matter.

Mass appraisal cannot see the inside of your home

Districts value large numbers of properties at once and must appraise at market value as of January 1 (Texas Comptroller). Interior condition, needed repairs and dated features may not be in the district's record, so photos, repair bids and a check of the property record card can matter.

The 10% cap hides the gap between value and appraisal

If you have a homestead exemption, the appraised value generally cannot rise more than 10% a year plus the value of new improvements. The cap is the lesser of market value or the capped amount, and the district records both (Tax Code §23.23; Texas Comptroller). Check both numbers on your notice, because a market value that is too high can still matter later.

How it Works

Evidence checklist for a homeowner protest

Evidence works best when each item ties to value (Texas Comptroller; Tax Code §41.461):

Notice of appraised value and the property record card, to check square footage, bedrooms, baths, age and condition.
Comparable sales of similar homes in your area within the allowed window, adjusted for differences, plus a short note on each adjustment.
Condition evidence: dated photos, inspection reports and repair estimates for foundation, roof or other issues.
Homestead records: confirm the exemption and 10% limit appear on your notice.
An appraisal, if you have one. For a property valued by the district at $1 million or less, a certified appraisal delivered at least 14 days before the hearing can move the burden to the district to prove value by clear and convincing evidence (Tax Code §41.43).
The district's own evidence, requested ahead of the hearing.

The Texas protest process and deadline

Deadline: file a written notice of protest with the appraisal review board (ARB) by May 15 or the 30th day after the appraisal notice was delivered, whichever is later (Tax Code §41.44). The Comptroller says the 30 days run from the date the district mails the notice (Texas Comptroller), so to be safe use the earlier date and check the dates on your own notice. A late protest can still be heard if you show good cause before the ARB approves the appraisal records.
Filing: use Form 50-132, or any written notice that identifies you, the property and your disagreement. A district cannot charge a fee for a protest (Tax Code §41.41). An agent needs Form 50-162.
Informal conference: you can ask the district for an informal conference before the hearing (Tax Code §41.445).
Before the hearing: the ARB must give you at least 15 days' written notice (Tax Code §41.46). You can ask the chief appraiser for the data, schedules and formulas it will use, which it must deliver at least 14 days before the hearing (Tax Code §41.461). Material you requested but did not receive in time generally cannot be used against you (Tax Code §41.67).
Hearing: on a market value or unequal appraisal protest, the district has the burden of establishing value by a preponderance of the evidence (Tax Code §41.43). Bring your own evidence anyway. Hearings are informal, and you may offer an affidavit, or appear by phone or videoconference (Tax Code §41.45).
Appeal options: regular binding arbitration is available for any residence homestead, regardless of value, and for other property valued at $5 million or less (Texas Comptroller).
After the ARB: you can appeal to district court within 60 days of receiving the written order. Depending on the property, State Office of Administrative Hearings (SOAH) appeals or regular binding arbitration may also be available (Texas Comptroller).

Our deadlines-by-state guide and Texas protest overview have more. For other states, see California, Georgia, Florida, New Jersey and Maryland.

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

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Primary Home Property Tax Protest: How to Appeal Your Texas Appraisal