Fight Your Property Tax Appraisal
Your county thinks your home is worth more than it is. This free tool walks you through the entire protest process — comps, evidence, letter, and hearing prep.
- Calculate exactly how much you could save
- Build your comparable sales argument with real data
- Generate a ready-to-submit protest letter
- Know exactly what to say at your ARB hearing
- Never miss your protest deadline again
🔒 Your info is never sold or spammed. Shawna may follow up with market insights for your area.
Property Tax Protest Tool
Ready to fight back.
💰 What Could You Actually Save?
Run the numbers first. This tells you if it's worth your time — spoiler: it usually is.
Fill in the details above to see your potential savings.
📁 Building Your Case
The appraisal district has to prove their value is accurate. Your job is to make them work for it.
-
01
Comparable Sales (Comps)
Find 3-5 homes similar to yours — same neighborhood, sq footage within 15%, sold within the last 12 months — that sold for less than your appraised value. This is your strongest argument. Use the Comp Builder tab.
Strongest Evidence -
02
Property Condition Issues
Foundation cracks, roof damage, outdated HVAC, deferred maintenance, water damage — anything that negatively impacts market value. Bring photos and contractor estimates.
High Impact -
03
Incorrect Property Data
Pull your property card from the appraisal district website. Check square footage, bed/bath count, lot size, and year built. Errors are common and they are easy wins.
Easy Win -
04
Recent Purchase Price
If you bought your home in the last 1-2 years for less than the appraised value, that arm's-length sale price is powerful evidence. Bring your closing disclosure.
High Impact -
05
Unequal Appraisal (Equity Argument)
Texas law allows you to protest if similar homes in your neighborhood are appraised lower. Compare your appraised $/sqft to neighbors on the district site.
Texas Specific -
06
Functional Obsolescence
Awkward floor plan, only 1 bathroom, no garage, backing to a busy road or power lines — anything that makes your home less desirable than a typical comparable.
Underused Argument -
07
Independent Appraisal
A licensed appraisal ($300-$500) carries serious weight at a formal hearing. Worth it if your potential annual savings are $1,000+.
Formal Hearings -
08
Neighborhood Market Decline
If your local market has softened since January 1, bring data. MLS statistics, price reductions, and increased days on market all support your case.
Market Data
🏠 Comparable Sales Builder
Add up to 5 comparable sales. Find these on Zillow, Redfin, or Realtor.com — search "recently sold" near your address. Look for homes sold in the last 12 months.
Enter your property details and we'll generate 3 realistic comparable sales based on your market — automatically loaded into the rows above.
✅ Protest Prep Checklist
Don't walk into that hearing empty-handed. Check off each item as you go.
Pull your Notice of Appraised Value
Find it at your county appraisal district website or check your mail (usually arrives April-May).
Verify your protest deadline
Texas default is May 15 or 30 days after you receive your notice — whichever is later.
File your protest online or by mail
Most counties allow online filing. Don't miss this — it's a hard deadline with no exceptions.
Request the district's evidence packet
Once you file, request what the appraisal district plans to use. Know what you're up against.
Pull your property record card
Check square footage, bed/bath, year built, and lot size for errors at your county CAD site.
Find 3-5 comparable sales
Similar size, same neighborhood or subdivision, sold within the last 12 months.
Document property condition issues
Take dated photos of foundation, roof, HVAC, water damage, or any defect affecting value.
Get contractor estimates for major repairs
Written estimates carry weight. A $15K roof estimate directly reduces value.
Check neighbor appraisals for equity argument
Look up 5-10 nearby properties on the district site. Compare $/sqft to yours.
Print your protest letter
Generated in the Protest Letter tab. Bring 2 copies to your hearing.
Print comp sheets with sale prices and photos
One page per comp. Highlight sold price, date, sq footage, and address.
Label all exhibits clearly (Exhibit A, B, C...)
Board members appreciate organized packets. It makes you look credible before you say a word.
Make 3 copies of everything
One for you, one for the panel, one for the appraiser at the table.
Arrive 10-15 minutes early
Latecomers get rescheduled. Don't blow it on logistics.
Review your talking points
You have 5-10 minutes. Be direct and stick to data. Check the Hearing Prep tab.
Ask for the settlement offer first
Before your formal hearing, you'll meet with an appraiser informally. Many cases settle here. Know your number and be ready to take it if it's fair.
✉️ Generate Your Protest Letter
Fill in the details and we'll produce a professional, ready-to-submit protest letter.
🎤 ARB Hearing Prep
You've got 5-10 minutes in front of the board. Here's how to own it.
Calm. Factual. Brief. Data wins. Emotion loses. Every time.
🤝 Informal Settlement First
Before your formal hearing, you'll meet with a district appraiser. Most protests settle here. Know your target number and be ready to accept a reasonable offer.
⏰️ You Have 5-10 Minutes
Lead with comps. Get to the point. The board has 30+ hearings that day. Respect their time and they'll respect you back.
📁 Hand Them Your Packet First
Printed, labeled, organized. Looking prepared is half the battle before you say a single word.
📷 Show, Don't Just Tell
Photos of condition issues, printed comp sheets, contractor estimates — visual evidence hits harder than verbal descriptions every time.
✓ Do This
- Stay calm and professional — always
- Lead with your best comps immediately
- Know your target number before you walk in
- Accept a fair informal settlement
- Ask for the board's reasoning if they rule against you
- File for binding arbitration if rejected (under $5M)
✗ Don't Do This
- Get emotional or combative
- Come without printed evidence
- Argue based on what you can afford to pay
- Mention your mortgage payment
- Give up on a partial win — savings stack every year
- No-show your hearing — you forfeit your protest
Shawna Martinez and the Performance Team are licensed in Denton, Wise, and surrounding counties and happy to help homeowners navigate this process.
📅 Deadline Tracker
Miss the deadline and you're paying the inflated bill for a full year. Texas is strict — no extensions, no exceptions.
-
JAN
January 1 - Appraisal Date
This is the "as of" date the county uses to value your property. Market conditions on this date are what matters most.
-
APR
April-May - Notices Mailed
You'll receive your Notice of Appraised Value by mail. Don't wait — check your county CAD website now.
-
MAY
May 15 - Standard Filing Deadline
File your written protest by this date. Online filing available at most county CAD websites.
Hard Deadline -
JUN
June-August - ARB Hearings
Informal and formal hearings happen here. Most cases settle at the informal stage — be ready.
-
+60
60 Days After ARB Order - Appeals Deadline
Didn't get what you wanted? You have 60 days to file for binding arbitration or appeal to district court.
You've got everything you need. Go fight that bill. 💪