Frequently Asked Questions

Below are the questions we most frequently receive from clients. If your question isn't answered below please send a note to docs@propertytaxprotest.com

What is a property tax protest?

The history of tax protest goes back to the founding of our Republic when the colonists argued, “No taxation without representation!”  The right to protest the value on which your property taxes are based is one of your most precious rights.  Texas’ Supreme Court has ruled,“…it is unfair, and constitutionally prohibited, to require one taxpayer to pay a tax based on market values if other taxpayers are paying a rate that is lower than the market value of their properties.” Texas Supreme Court, Weingarten Realty v. Harris County Appraisal District.  Your protest directly affects what you pay the assessor every year.   A reduction keeps money in your pocket when tax payments come due in the following January. You can read more about what a property tax protest is here.

What does a property tax protest cost?

You pay nothing up front.  We charge 1% of the market value reduction we obtain for you.  If there’s no reduction, there’s no fee.  For example, if we reduce your market value by $50,000 from, $525,000 to $475,000, we’ll invoice you $500.  Your tax savings will be around $1,250 (at a presumed 2.5% rate).  So, our fee will have been around 40% of your savings ($500 divided by $1,250 = 40%)

What do you need from me as a client?

All you need do is complete these two forms  and we handle your case the rest of the way.  There is no upfront fee and you only pay based on the results we achieve for you, resulting in long term savings on your property taxes. If there’s anything additional we need from you, we will request it by email.

How much will I save?

Your gross savings will typically be around 2.5% per year, of the reduction we obtain.  We have seen a reduction last for multiple years after a successful protest. After our 1% fee, your first year savings will be around 1.5% but that depends on your effective tax rate which varies by taxing jurisdiction.  Your savings will likely continue in future years while our fee is just for the first year.

How do I protest my property tax?

We file your protest, build your case to support a reduction and appear on your behalf before the appraisal district to negotiate a satisfactory reduction.  If your case supports a reduction, we appear before the Appraisal Review Board to argue your case and get the results you deserve.  If necessary to achieve the reduction you deserve, we will take your case to Binding Arbitration.  We don’t settle for less than what you deserve.  Unlike competitors, we argue your case from multiple perspectives, maximizes your chances at a reduction.

How does COVID-19 affect my chances of getting a reduction?

By law the appraisal date for your market value is January 1 of the current year.  The appraisal districts will argue that the lockdown doesn’t affect market values until next year.  But that’s not a valid argument.  Anything that affects value within one year prior to the appraisal date (such as comparable sales) or within ninety days after the appraisal date (when comparable sales are typically allowed) is legitimate evidence.  So, a county wide lockdown before March 31 that impacted home values is legitimate evidence.  It’s an argument that the appraisal districts will resist but if correctly made it can result in significant savings to impacted owners, especially if the district knows that the agent representing the property has the ability to take the case to Binding Arbitration absent a satisfactory reduction.  Appraisal districts will likely be more flexible in those cases than when a homeowner represents himself or herself.

Will the county come out to inspect or reappraise my property when I file a protest?

This is highly unlikely due to the volume of protests counties receive every year. While this is in their jurisdiction, in our experience they do not visit properties because a protest was filed.

I’m Over 65.  Can I Defer Payment of Property Taxes?

Yes, but the deferred taxes will accrue interest at 8% per annum and will constitute a lien against the property payable when it is sold or passes into probate.  See You Can Defer Payment of Property Taxes

I just bought my home within the past year.  Why protest?

Texas’ Constitution prohibits discriminatory practices in assessing taxes. For example, suppose your recently purchased property is assessed at its purchase price but others in the subdivision are not affected.  You may be appraised unequally even at market.  Texas’ Supreme Court has ruled, “…it is unfair, and constitutionally prohibited, to require one taxpayer to pay a tax based on market values if other taxpayers are paying a rate that is lower than the market value of their properties.”   See Can I Get a Taxable Value Below My Recent Cost or Below Market?

My value is capped below market.  Why Protest?

Fighting your market value is critical to lowering your property taxes in the future. If you don’t fight each year’s proposed increase in market value because it’s not affecting you currently, your taxable increases could continue indefinitely. As the market value continues to increase each year, there might be no end in sight to your annual property tax increases. But if you protest with us, a Texas-based Property Tax Protest Company with decades of experience, you exercise control over your future taxes.

My Value is Already Below Market: Why Protest?

If your Proposed Value is above the median level of other similar properties in the appraisal district you can qualify for a reduction based on Inequality of Appraisal (comparable assessments).  Successful protests under Inequality of Appraisal result in taxable values below market.  Your value could be reduced below a price you recently paid for the property. The District has the burden of establishing that the appraisal ratio of your property is not greater than the median level of appraisal of (1) a sample of other properties in the District, or (2) a sample of similarly situated properties of the same general kind or character as yours or (3) a sample of comparables appropriately adjusted to resemble yours.  If the district can’t meet that burden then your value will be reduced to below market.

How does a property tax reduction affect my mortgage?

Most mortgagees won’t reduce your monthly payment, but the reduction will build up excess reserves in your escrow account that can either be refunded to you when tax payments come due in January or, more likely, credited to reduce next year’s monthly payments.  Either way, you will benefit from lower property taxes.

How does the Coronavirus affect timing of my protest?

Due to COVID-19, the appraisal districts have postponed publication of 2020 values beyond the originally scheduled date of April 15 to May 1 or, in some cases, to May 15.  In any event the protest deadline is thirty days after publication, so those delays won’t compromise our ability to represent you. We will keep you updated on the current timeline of tax protests. As long as have signed up with us, you will be represented regardless of any changes to filing deadlines.

Do you have a rewards program? Can I refer a friend?

Yes, our rewards program is based on friends you refer and who sign up with our services. You can earn 10% off your fee for every friend you refer who signs up with us for protest this season. Refer ten and yours is FREE!  You can start here with referrals before the filing deadline. All you need is your friend’s email address and we will reach out once on your behalf, letting them know you thought we would be a good fit for their property tax needs.

Do you offer any discounts or early bird specials?

If you sign up before May 18, 2020, we will offer a 10% discount. We do this because the earlier you sign-up, the better case we can build on your behalf.  We limit the amount of new clients we accept in a year, so we can focus on maximizing the success of our current clients through a tailored protest. You benefit by registering with us early because once we are closed to new business, we will be unable to protest for you this season. You can sign up here.

What makes you different from your competition?

As an expert on how to succeed when protesting property tax values, our 20+ years of experience provide you with the knowledge, expertise and nuances to reduce your taxable value. The relationships we have built with the Denton & Tarrant Appraisal Districts over the years provide a unique angle for success in a difficult marketplace. We save you the time and hassle of collecting evidence for your protest and scheduling an in person meeting with the appraisal district to protest your values.

Do I need to protest every tax season?

We protest your proposed value every year, whether the appraisal district increases it or not.  This maximizes your chances of a reduction and subsequent tax savings even when your taxable value remains unchanged. We have protested successful reductions even when the district’s proposed value hasn’t changed from the prior year.  That’s why most of our clients stay with us year after year.  You can read our customer reviews to see for yourself.

Am I guaranteed multiple years of tax savings?

No, however the odds are in your favor that you will benefit for multiple years. Even if your value does increase in subsequent years, any increase will come from a lower base after a successful protest this year.  Your savings will likely continue beyond this year.

Why will my protest savings likely continue in future years?

“[Effective January 1, 2020] “In the next tax year in which the property is appraised (following a successful protest), the chief appraiser may not increase the appraised value of the property unless the increase by the chief appraiser is reasonably supported by clear and convincing evidence when all of the reliable and probative evidence in the record is considered as a whole. The burden of proof is on the chief appraiser to support an increase in the appraised value of property under the circumstances described by this subsection.”  Texas Property Tax Code, Section 23.01(e)

How long does the process take?

We usually have results within six weeks after the filing deadline.  Some results will be earlier and some later, depending on a number of external factors including the current environment and number of protests filed.

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