Attend Informal Hearing at Appraisal District Office
An informal hearing typically takes less than 10 minutes and is held at the county appraisal district’s office. The appraiser will provide evidence supporting the district’s appraisal, and you will provide evidence that supports your appeal. Your supporting evidence may include sales data, listing information, and appraisals of comparable properties, as well as any photos that support your request for a lower appraisal.
These informal hearings rarely result in a substantial reduction in appraised property values, and most reductions that are approved are small.
In addition, participating in an informal hearing will prevent you from having the right to request a formal hearing or continue with your protest.
Attend Appraisal Review Board Hearing
A formal hearing takes approximately 30 to 45 minutes and is held in front of three appointed ARB members. These board members are independently appointed and are not employed by the appraisal district.
When you argue your case during a formal hearing, you will need to provide strong evidence that supports your protest, just as you would in an informal hearing. In this situation, you are up against an appraiser who has full access to databases that include information on property values and listings, along with sales of comparable properties, which may not be readily available to you as a property owner.
If you do receive a reduction in your assessed property value for the year, the burden of proof moves to the appraisal district for the following year, so their chief appraiser must provide convincing evidence that supports a subsequent increase and establishes a higher value for your property. This can make an appraisal district reluctant to increase the value of your property for the next year. In addition, if the ARB reduces your assessed property value, it’s unlikely that they would reduce it again the following year.
Appeal Through District Court or Arbitration
If you disagree with the ARB’s decision, you have the right to appeal the decision through your county’s district court. Binding arbitration may also be an option in some situations.
Appealing Through Your District Court
You have the right to appeal within 60 days of receiving the ARB’s decision. Before you decide to appeal through your district court, it’s important to determine if the tax savings you would receive would make up for any legal costs associated with your appeal.
If you choose to appeal, you would do so through the state district court in the county where your property is located. Even though you are appealing the ARB’s decision, you will still need to make a partial payment of your property taxes. Typically, this payment would cover the undisputed portion of the amount.
If you aren’t financially able to prepay your taxes, you could request the court to excuse you from doing so. You would need to file an oath saying that you are financially unable or that prepaying your taxes would hinder your ability to go to court for your protest. In this case, the court would determine the terms and conditions of your payment.
During your appeal, you may request a resolution by a jury, a judge, or through arbitration. You may also request to have settlement discussions prior to your trial date.
Appealing Through Binding Arbitration
You may be eligible to appeal through binding arbitration if your property is a residential homestead and if it has an appraised value of $5 million or less. If you appeal through binding arbitration, you must use the Comptroller’s Request for Binding Arbitration form (Form AP-219) to file your request with your county appraisal district no later than 60 days after you receive notice of the ARB’s decision.
You will also need to include a deposit, which varies from $450 to $1,550, depending on your property’s appraised value. The deposit amounts are listed on the form, and the Comptroller’s office will reserve $50 for their fee.
If the Comptroller’s office approves your request, it will appoint an arbitrator to handle your case. You may request an arbitrator who is from your county, but you may not request a specific arbitrator. The arbitrator will provide a decision within 20 days.
If the amount in the arbitrator’s decision is closer to the ARB’s assessed value or halfway between the ARB’s assessed value and what you have determined is your property’s assessed value, the arbitrator’s fee will be taken from your deposit. If the decision is closer to your suggested assessed value, the county appraisal district will pay the arbitrator’s fee. The comptroller’s office will then refund your deposit, with the exception of its $50 fee.
Hire a Property Tax Protest Company
If you’re a resident of Texas, and you believe that your property taxes are too high, you have the right to protest your appraised value. If you decide to file an appeal to lower your property taxes, use the steps and information above to do so.
If you want help with handling your protest, a Texas property tax firm can appeal on your behalf. You don’t have to spend your valuable time wading through the Tax Code, collecting data on comparable properties, and preparing an argument for reducing your property taxes.
At NTPTS, we help homeowners in Dallas, Collin, Denton and Tarrant counties reduce their property value and lower their taxes. We specialize in high-end residential properties, but represent properties valued at $250,000 or more.
We will review your property’s appraised value, perform research to form an argument, and file an appeal on your behalf. Our knowledgeable tax consultants will file any paperwork and attend all hearings so you don’t have to.
We operate on a contingency basis, so when you work with us, you won’t owe anything upfront. If we get you a reduction, our fee is 40% of the amount.
Work with a trusted firm that understands tax valuations and appeals in North Texas.
Reduce Your Taxes
Given your interest in property appraisal and tax appeals, it's clear you're delving into a complex area that involves legal nuances and financial implications. I've got a substantial background in this domain, having assisted individuals through these processes, analyzing evidence, and strategizing for property tax appeals.
In the realm of property appraisals and tax appeals, evidence is the linchpin for success. The article touches on various key concepts:
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Informal Hearing at Appraisal District Office: This is a brief meeting at the county appraisal district's office where both the appraiser and property owner present evidence supporting their respective valuations. Evidence can include sales data, listing information, appraisals of comparable properties, and relevant photographs.
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Appraisal Review Board (ARB) Hearing: A formal hearing, lasting longer and involving appointed board members. Similar evidence is presented, but the property owner faces the challenge of access to information compared to the appraiser's databases.
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Burden of Proof and Subsequent Years: If a reduction in assessed property value is obtained, the burden shifts to the appraisal district to justify any future increases, making them more cautious about raising values in subsequent years.
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Appeal Options: If dissatisfied with the ARB's decision, property owners can appeal through the district court or opt for binding arbitration, considering the financial implications and requirements associated with each process.
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District Court Appeal: Involves appealing within a set period and possibly making a partial payment of taxes while awaiting the court's decision. Financial constraints can be considered by the court.
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Binding Arbitration: An option for residential properties within a certain value range, requiring a deposit and following a structured process with an arbitrator's decision.
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Property Tax Protest Companies: These firms specialize in managing the entire appeal process on behalf of property owners, leveraging their expertise to handle paperwork, research, and hearings. They usually operate on a contingency basis, charging a percentage of the reduction obtained.
Understanding these steps and processes is crucial for property owners seeking to challenge their appraised values and reduce their tax burdens. The choice of approach often depends on the property's value, the complexity of the case, and the owner's resources.
Whether it's navigating the intricacies of evidence presentation, understanding legal requirements, or strategizing for maximum reduction, delving into this field demands a comprehensive grasp of each step in the appeals process.
