A Texas property tax protest is a challenge to your appraisal district's value or another action on your property, heard by the county's Appraisal Review Board (ARB). Under Tax Code Section 41.44, you generally must file by May 15 or 30 days after your notice of appraised value is delivered, whichever is later, and the Comptroller advises counting those 30 days from the date the district mails the notice. You protest the value, not the tax bill, and state law says the district and ARB can't charge a fee to protest.
I'm Taylor Ring, a Mortgage Loan Officer with Fairway Independent Mortgage Corporation (The Wood Group) in Belton. I'm not a property tax consultant, but property taxes are a big piece of every payment I quote, and I see the April notices land on buyers who just closed in Temple, Killeen, Waco, and Georgetown. This guide follows the Texas Comptroller, Texas Tax Code Chapter 41, and the Bell, McLennan, and Williamson appraisal districts, read October 26, 2026.
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What You Can and Can't Protest
You can protest (Tax Code Section 41.41), among other things:
- The appraised value of your property
- Unequal appraisal compared with similar properties
- Denial of a partial exemption, such as a homestead exemption
- Whether the property is on the records, who owns it, and which taxing units it's in
- Any other action of the appraisal district or ARB that adversely affects you
You can't protest the tax rate. Bell CAD's "Common Misconceptions" page puts it plainly: taxes cannot be protested, but a property's appraised value can, and a lower value may lower the taxes. Tax rates are set by your city, county, school district, and other taxing units, and you can attend their rate hearings.
Bought after January 1? Section 41.412 lets a person who acquires property after January 1 and before the protest deadline protest just like the January 1 owner.
The Protest Deadline
| Situation | Deadline | Source |
|---|---|---|
| Most protests | May 15, or 30 days after the notice is delivered, whichever is later | Tax Code 41.44(a)(1) |
| How to count the 30 days | From the date the district mails the notice | Texas Comptroller |
| Deadline on a weekend or holiday | Moves to the next business day | Bell CAD |
| Missed it with good cause (for example, a medical emergency) | Before the ARB approves the appraisal records, usually in July | Tax Code 41.44(b), Bell CAD |
| Serving on active duty outside the U.S. on the deadline | Before taxes become delinquent, with military ID and deployment order | Tax Code 41.44(c-2) |
| Never received a notice you were owed | Before the delinquency date (usually February 1) | Comptroller, Bell CAD |
Didn't get a notice? Not every property gets one every year. McLennan CAD's FAQ says you may still file a protest if no notice was generated, and Williamson and Bell CAD both list the same May 15 or 30-day rule. Check your property on the district's website after notices go out in April.
Mailing it? Appraisal districts, including Hays CAD, warn that USPS may postmark mail days after you drop it off, and under Tax Code Section 1.08 the postmark date decides whether a mailed filing is on time. If you're close to the deadline, file online or in person.
How to File a Protest
- Find your notice. Districts mail notices of appraised value in spring; the Comptroller says by April 1 for residence homesteads or as soon as practical. Your online filing ID and PIN are usually on it. Bell CAD puts the Account ID and PIN at the top of page 1, and Williamson CAD looks for an Online Passcode and a watermark showing online eligibility.
- File online if you can. Most Central Texas districts offer an owner portal, which gives you a confirmation and a place to upload evidence.
- Or file in writing. You can use Comptroller Form 50-132, but you don't have to. Tax Code Section 41.44(d) says a protest is sufficient if it identifies you, identifies the property, and shows you're dissatisfied with a determination. A letter works.
- Pick your reasons. Most homeowners check value, unequal appraisal, or both, and exemption denial if that applies.
- Request an informal conference. Section 41.445 says the appraisal office must hold one if you ask, before your hearing.
What Happens After You File
The Informal Review
Most protests settle here. McLennan CAD says most value issues can be resolved with a staff appraiser, and Bell CAD lists informal protests in April and May. If the appraiser offers a new value and you accept, you sign a written agreement and the case closes. Lampasas CAD, for example, describes it as a signed settlement and waiver agreement, so read it before you sign.
The ARB Hearing
If you don't settle, the ARB hears your protest. The ARB is a panel of citizens, separate from the appraisal district.
- At least 15 days' notice of your hearing date, time, and place (Section 41.46).
- At least 14 days before the hearing, the district must send the Comptroller's Taxpayer Assistance Pamphlet, the ARB's hearing procedures, and notice that you can request the evidence the district will use, at no charge (Section 41.461).
- How you can appear: in person, by phone or video, or by written affidavit (Section 41.45). To appear by phone or video, notify the ARB in writing at least 5 days before the hearing, or 10 days if you have an agent.
- Who has to prove the value: in a value or unequal appraisal protest, the district has the burden of proof (Section 41.43). For a property valued at $1 million or less, if you deliver a certified appraisal performed within 180 days of the hearing at least 14 days before it, the district must meet a higher "clear and convincing" standard.
- The decision comes as a written order by email or certified mail. If you win and already paid, taxing units refund the difference.
Bell CAD's appraisal calendar shows formal hearings in June, July, and the first part of August, and both Bell CAD and Williamson CAD note that the appraisal roll is typically certified by July 25.
Evidence That Helps a Homeowner's Protest
The Comptroller is direct: you can't just say the district is wrong, and the ARB can't consider your personal finances or how high your taxes feel. It looks at value. Evidence the Comptroller and Central Texas districts list:
- Your purchase documents if you bought recently. The Comptroller lists sales price documentation such as listings and closing statements.
- Sales of similar homes in size, age, location, and construction, as close to January 1 as possible (McLennan CAD)
- Photos and repair estimates for problems the district can't see, such as foundation or roof issues
- A recent appraisal. McLennan CAD suggests one from the last 36 months, and a buyer who financed has a right to a copy of the lender's appraisal under federal rules (12 CFR 1002.14).
- Insurance records, surveys, and deed records where relevant
Why sales evidence matters in Texas: Texas is a non-disclosure state. Bell CAD explains it doesn't receive all sales prices and must gather them on its own, so "any and all sales evidence you can provide" helps. State law lets districts release their own sales data only for protest purposes, to the owner or agent.
If You Disagree With the ARB
The Comptroller lists three paths after the ARB's written order:
| Option | Who can use it | Deadline |
|---|---|---|
| District court | Any owner | Petition within 60 days of receiving the order, and pay undisputed taxes before the delinquency date |
| Regular binding arbitration | Residence homesteads of any value, or property appraised at $5 million or less | Request to the Comptroller within 60 days of receiving the order |
| State Office of Administrative Hearings (SOAH) | Value over $1 million per the ARB order | Notice within 30 days, plus a $1,500 deposit within 90 days |
The Comptroller suggests consulting an attorney before filing in district court.
Keep paying. A pending protest doesn't stop the tax due date. Bell CAD notes that even with a late protest pending, you must pay at least the tax on the undisputed value before the delinquency date or you can lose the right to a final decision.
Hypothetical Example: A New Buyer's First Notice
A buyer closes on a home in March for $320,000. In April the notice shows a January 1 market value of $350,000. The buyer files by the deadline with the closing statement and three nearby sales from late the previous year, then settles at the informal review.
| Item | Amount |
|---|---|
| Value on the notice | $350,000 |
| Value the buyer supports with evidence | $320,000 |
| Difference | $30,000 |
| Tax on the difference at a made-up combined $2.00 per $100 | $600 a year (about $50 a month) |
Hypothetical numbers and a made-up tax rate for illustration, not actual Central Texas values, rates, or outcomes. The ARB or district may agree, partly agree, or disagree.
How a Protest Affects Your Mortgage Payment
If you escrow, your servicer pays the tax bill from your escrow account and adjusts your payment at the annual analysis. A lower value can mean a lower tax bill, which can show up as a lower escrow payment or a surplus later. A higher value can mean a shortage. Federal rules let you repay a shortage of a month's payment or more over at least 12 months. My what is escrow in a mortgage guide explains the analysis.
Two things I tell every new buyer:
- Your first-year bill is based on the full market value. The 10% homestead cap starts only after you've had the homestead for a full year, so don't budget on the seller's capped value.
- File your homestead exemption as soon as you move in. A missing exemption is something you can protest, but filing on time avoids the problem. See how to file a homestead exemption in Texas.
Central Texas Appraisal District Guides
Each district has its own portal, PIN format, and calendar. My county guides cover the local details:
- Bell County Appraisal District (Temple, Belton, Killeen, Salado)
- McLennan County Appraisal District (Waco)
- Williamson Central Appraisal District (Georgetown, Round Rock, Cedar Park, Leander)
- Travis Central Appraisal District (Austin and parts of Cedar Park and Leander)
- Coryell County Appraisal District, Milam County Appraisal District, and Lampasas County Appraisal District
Frequently Asked Questions
What is the deadline for a Texas property tax protest?
For most protests, the deadline is May 15 or 30 days after your notice of appraised value is delivered, whichever is later, under Tax Code Section 41.44. The Texas Comptroller advises counting the 30 days from the date the appraisal district mails the notice. A deadline that falls on a weekend or holiday moves to the next business day.
Do I need a form to protest my property value in Texas?
No. You can use Comptroller Form 50-132 or your appraisal district's online portal, but state law says a protest is sufficient if it identifies the owner, identifies the property, and shows dissatisfaction with a determination of the appraisal office. A signed letter with that information works.
Can I protest my property taxes if I just bought the home?
Yes. Tax Code Section 41.412 lets a person who acquires property after January 1 and before the protest deadline protest the same way as the January 1 owner. Your closing statement and nearby sales close to January 1 are common evidence, and the protest is about the value, not the tax rate.
What happens at an Appraisal Review Board hearing?
The ARB, a citizen panel separate from the appraisal district, hears evidence from you and the district and issues a written order. You get at least 15 days' notice, can request the district's evidence for free, and can appear in person, by phone or video, or by written affidavit.
What if I disagree with the ARB decision?
You can file a petition in district court within 60 days of receiving the ARB's written order, after paying the undisputed taxes. Homesteads and properties appraised at 5 million dollars or less may use regular binding arbitration through the Comptroller, also within 60 days. Properties over 1 million dollars may qualify for SOAH.
Want Taxes Built Into Your Numbers Correctly?
I estimate taxes on full market value with your own exemptions, so the payment you see before you buy is the payment you can plan on.
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Related Guides
- Bell County Appraisal District
- Williamson Central Appraisal District
- McLennan County Appraisal District
- How to File a Homestead Exemption in Texas
- Texas Homestead Exemption Over 65
- Texas Disabled Veteran Property Tax Exemption
- What Is Escrow in a Mortgage?
- How Much House Can I Afford in Texas?
Sources
- Texas Comptroller: Appraisal Protests and Appeals, Form 50-132, Notice of Protest, Taxpayer Assistance Pamphlet, and Property Tax Protest and Appeal Procedures
- Texas Tax Code Chapter 41, Local Review (Sections 41.41, 41.412, 41.43, 41.44, 41.445, 41.45, 41.46, 41.461)
- Bell CAD: Common Misconceptions, Online Protest Checklist, and Appraisal Information
- Williamson CAD: Online Protest Filing and Williamson County ARB
- McLennan CAD: mclennancad.org and its General FAQ
- 12 CFR 1002.14 (appraisal copies) and 12 CFR 1024.17 (escrow)
Taylor Ring, NMLS #2809683 | Fairway Independent Mortgage Corporation, NMLS #2289 | The Wood Group of Fairway, 127 Lake Rd Ste 300, Belton, TX 76513 | Equal Housing Opportunity. This is not a commitment to lend. All loans are subject to credit approval and program guidelines, and approval, rates, and program availability are not guaranteed. This article is general information, not legal or tax advice. Not affiliated with or endorsed by the Texas Comptroller of Public Accounts, any appraisal district, any appraisal review board, or any government agency. Contact your appraisal district for official deadlines, values, and procedures.