Feeling overwhelmed by rising property taxes in Austin? Don’t worry – you can challenge your property tax assessment and potentially save money. Here’s a quick guide to get started:
- Check Your Appraisal Notice: Review the property details, assessed value, and exemptions. Notices for 2025 started going out on March 25, and the deadline to file a protest is May 15 or 30 days after you receive the notice.
- Collect Evidence: Gather data on recent sales of similar properties, document any property condition issues, and get a Comparative Market Analysis (CMA) to support your case.
- File Your Protest: Submit your protest online, by mail, or in person to the Travis Central Appraisal District (TCAD). Include all necessary documentation and your proposed property value.
- Prepare for Informal Hearing: Present your evidence to a TCAD appraiser during a 15–20 minute meeting. Be clear, organized, and focus on comparable sales and property issues.
- Attend a Formal ARB Hearing if Needed: If the informal hearing doesn’t result in a satisfactory adjustment, present your case to the Appraisal Review Board (ARB) for a final decision.
Key Deadlines
- Protest Filing: May 15, 2025, or 30 days after receiving your notice.
- Hearing Preparation: Start early to ensure your evidence is ready.
By following these steps, you can challenge your property tax assessment and potentially lower your tax bill. Start now to meet the deadlines and make a strong case.
Property Tax Appraisal Protest Workshop 2024 | Austin Texas …
Step 1: Check Your Appraisal Notice
Start by reviewing your appraisal notice from the Travis Central Appraisal District (TCAD) if you plan to challenge your property taxes.
Notice Delivery Timeline
TCAD sends out appraisal notices to Austin property owners between late March and early April each year. For 2025, notices began going out on March 25. If you haven’t received yours by April 15, 2025, here’s what you should do:
- Call TCAD at (512) 834-9317
- Check your notice status online at www.traviscad.org
- Make sure your mailing address is updated in TCAD’s system
Go through your notice thoroughly before gathering evidence for your case.
Key Details to Check
Pay attention to the following information on your notice:
- Property Details: Verify the square footage, lot size, and other property features.
- Assessed Value: Compare the new assessed value with last year’s figure.
- Exemption Status: Confirm that exemptions (like homestead, over-65, or disabled veteran) are listed correctly.
- Property ID: Note your unique identification number, as it’s required for filing a protest.
- Legal Description: Check that property boundaries and classifications are accurate.
If your assessed value has gone up significantly compared to last year, especially when nearby properties haven’t, it’s worth digging deeper.
Protest Filing Deadlines
Austin property owners should be aware of these deadlines for 2025:
| Protest Type | Deadline | Notes |
|---|---|---|
| Standard Protest | May 15, 2025 | Or 30 days after you receive your notice, whichever is later |
| Late-Received Notice | 30 days from receipt | Proof of late delivery is required |
| Corrected Notice | 30 days from correction | Relevant to notices with major changes |
Missing the deadline usually means you lose the right to protest this year’s valuation. However, if you can prove your notice arrived late, you might qualify for an extension.
Start early to gather evidence and prepare your case effectively.
Step 2: Collect Supporting Evidence
Back up your protest with solid documentation to argue for a lower assessed value.
Find Similar Property Sales
Search for properties that meet these criteria:
- Sold within the past 12 months
- Comparable in size and layout
- Similar in condition and features
- Located in your neighborhood
Austin Local Team‘s platform is a helpful resource for finding sales data on properties that sold for less than your assessed value. Once you’ve identified comparable sales, move on to documenting any condition issues to further support your case.
Record Property Condition Issues
After pinpointing comparable sales, evaluate any factors that might lower your home’s value. Use dated photos and estimates to document issues like:
- Structural problems (e.g., foundation cracks)
- Roof damage or wear
- Plumbing or electrical system issues
- Drainage problems
- Outdated systems or features
Also, consider external factors that could affect value:
- Traffic or noise pollution
- Proximity to commercial developments
- Location in a flood zone
- Unusual or irregular lot shapes
Organize this information with detailed, timestamped estimates. These details can make a strong impact when presenting your case.
Get a Market Analysis Report
Strengthen your case with a professional market analysis. A detailed CMA (Comparative Market Analysis) typically includes:
| Component | Details | Purpose |
|---|---|---|
| Recent Sales | Comparable recent sales | Highlights current market trends |
| Active Listings | Similar homes for sale | Shows market direction |
| Adjustments | Feature differences | Accounts for unique details |
| Market Trends | Local price movements | Provides context for value |
You can consult a local real estate expert or use online tools to get an accurate report. A well-prepared CMA can add weight to your protest and help you make a stronger case.
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Step 3: Submit Your Protest
Once you’ve gathered your evidence, it’s time to submit your protest to the Travis Central Appraisal District (TCAD).
How to File
You have three ways to file your protest:
- Online: Use the TCAD website for the quickest option.
- By mail: Send your protest documents to TCAD’s mailing address.
- In person: Drop off your materials directly at the TCAD office.
Tip: Filing online is the fastest and most convenient option.
What to Include in Your Protest
Make sure to include the following:
- Property ID number (found on your appraisal notice)
- Owner’s name and contact information
- Property address and its legal description
- Current assessed value and your proposed value
- A clear explanation of why you’re challenging the assessed market value
Don’t forget to attach all your supporting documents. Double-check everything before submitting.
Filing Deadline
You must file your protest by the deadline listed on your appraisal notice or within 30 days of receiving it. To avoid any issues, submit your protest a few days early. Keep in mind:
- Online submissions are processed immediately.
- Mailed submissions take longer, so plan for delivery time.
Be sure to save your submission confirmation as proof. If you’re using a property tax consultant or legal representative, provide written authorization for them to act on your behalf.
Submitting your protest on time is crucial to move forward with the process.
Step 4: Prepare for Informal Hearing
Informal Hearing Basics
TCAD will arrange an informal hearing with an appraiser at their office in Austin. These meetings usually last about 15–20 minutes. You’ll receive a notice detailing the date, time, and location of the hearing.
Making Your Case
Once you’ve submitted your protest, it’s time to get ready to present your case effectively. Here’s how to approach it:
- Clearly state your property’s current assessed value.
- Present the value you believe is accurate.
- Start with your strongest evidence to set the tone.
- Explain how each piece of evidence supports your argument.
Some helpful tactics include:
- Using precise numbers and data.
- Referring to sales of similar properties in your neighborhood.
- Providing photos to document any issues with your property’s condition.
- Including market analysis reports, if available.
Possible Hearing Results
There are three potential outcomes from the informal hearing:
- Agreement: Both you and TCAD agree on a new value, and you’ll finalize this by signing settlement paperwork.
- Partial Agreement: TCAD offers a reduction, but you may decide to pursue a formal hearing for a better outcome.
- No Agreement: No changes are made to your property’s value, and your case proceeds to a formal ARB hearing.
If you agree to a settlement, you’ll sign a Value Settlement and Waiver of Protest form. Be sure to read it carefully, as signing concludes your protest. If no agreement is reached, the next step is a formal ARB hearing.
Step 5: Attend ARB Formal Hearing
When to Choose a Formal Hearing
If the informal hearing doesn’t result in a satisfactory adjustment to your property’s value or you disagree with the offer, you’ll need to proceed to a formal ARB hearing. The ARB (Appraisal Review Board) is made up of independent citizens tasked with reviewing property tax protests. These hearings are usually held in the spring and summer at the Travis Central Appraisal District office. Here’s how to approach the formal hearing to strengthen your case.
ARB Hearing Process
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Opening Procedures
The ARB panel will introduce themselves and explain the process. You’ll briefly outline your case, and then the TCAD (Travis Central Appraisal District) will present their evidence. -
Presenting Your Evidence
Organize your evidence to clearly show why the assessed value is incorrect. Include:- A comparison of the current assessed value and your proposed value
- Sales data from similar properties
- Photos showing property issues
- Documents like professional appraisals, market analyses, or repair estimates
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TCAD’s Response
After you present your case, TCAD will provide their supporting evidence. You’ll have the chance to respond and address any points they raise.
After the ARB Decision
Once both sides have presented their arguments, the ARB will issue an Order Determining Protest. If you’re not satisfied with the decision, there are several ways to appeal:
- Binding Arbitration: This option is available for certain properties and may require a deposit.
- District Court Appeal: File your appeal within the required deadlines.
- SOAH Appeal: For eligible cases, you can take your case to the State Office of Administrative Hearings.
Conclusion: Next Steps
Process Summary
Challenging your property taxes is just the beginning. Work with local professionals to review your property’s valuation and prepare for any future appeals. Make sure to keep detailed records of hearings and outcomes – they’ll come in handy for future property tax reviews.
Additional Resources
Once your protest is complete, it’s important to stay updated and use your experience to your advantage. Austin Local Team offers tools like market analysis reports, updates on real estate trends, expert consultation referrals, and detailed property data.
Sign up for the Austin Local Team newsletter and follow local real estate blogs to get timely insights that can help with future tax challenges.
