Texas Property Tax Protest 2018

Property Tax Protest 2018

NEW DATE TO FILE PROTEST

May 15th, 2018...don’t wait.

Every appraiser or every review board seems to have their own ideas of what they will take for comparable values and evidence. The value should be that on Jan 1st, 2018.....so some want values 3 months on either side of that. Some want everything to be in 2017....and no 2018 sales. Some will go back further than 2017.

I used to just take 3 comps, but I've seen the review boards use 7 or 8.

I've also seen them use the 3 highest....not just what is comparable.

They don't always play fair and don't always use the right comps.

Some advice I can give is:

• Pull the RUN sheet for your property. You get this from the CAD office. Typically you will NOT be able to get this online. You may have to go in person to get it. Make sure it is accurate in your favor. They often make mistakes on bedrooms, bathrooms, # of garage spaces, age, size of the house, size of the lot, etc. There are condition codes and you want to make sure it is the right one for your house. It can make a big difference.
• Ensure any exemptions you are entitled to are applied...Homestead, Over-65, Disable Vet, etc.
• There are lots of other codes on the RUN sheet, make sure you know what those are and if there are changes needed, ask them to make them before the hearing.
• If you can't go in person, in many of the larger counties you can file an online protest. Most people have better luck with the informal 1 on 1 hearings with an individual appraiser vs the review boards.
• Most of the review boards say pictures help....taking pictures of all the things that are wrong or worse than the neighborhood or need fixed.
• Ask for the evidence the taxing authority is using against you. Study it. Refute it if you can.
• Some boards and appraisers will not allow foreclosures to be used as comps, while there are not a lot of foreclosures any more, chances are if you use them as your comps, they’ll shoot those down.
• If you plan to go before a hearing board, sit in on several first. They are public meetings. You may be the only public observer and this may make them feel uncomfortable, but you have the right to observe and see how the appraisers work and the board rules.
• Talk to your neighbors….they may be able to give you tips from their protest if they go first.
• If you have recently purchased your home or you have refinanced and have a professional appraisal that supports your value, take it and submit as evidence.
• If you have recently purchased a home and have an inspection report, take it with you as evidence of all the things that are called out and potentially need fixes.
• You must take evidence…..Sales prices, color pictures, CAD values….something to prove your opinion of value and will make the appraiser or board agree with you.
• If your home needs repairs, take color pictures and written estimates from contractors for the repairs.
• Prepare a packet of evidence for each board member if you plan to go to a formal hearing in front of the board and keep one for yourself. It can include a cover letter or bullet points to highlight your objections of value.
• You need to have a target value you want to achieve. Some people say target for a large decrease, some have had better luck with fair decreases.
• Be nice to the appraiser and/or the board who hears your case. Don’t complain about high taxes. Do that at the ballot box. DO refute the evidence they have and DO provide your own evidence. STAY CALM. Be friendly.
• You can file two kinds of protest. One is for market value the other is for unequal appraisal. I’ve been told by one board to always file both protests.
• If you don't have time to go yourself try these websites.
  propertytax.io
  or
  propertytaxlock.com and try discount codes DM35 or FB25
  or
  Jubally.com
• There are also professional appraisers you can hire to fight for you. i’ve heard positive and negative reviews of many of them. Some charge flat fees. Some will protest on a contingency basis, meaning if they win a reduction they’ll share the savings with you, some want a flat fee up front even if they don’t gain a reduction for you.
• Rare, but be warned I have heard of people going in front of the board and having the value go up at the hearing.

OTHER RESOURCES

Texas Property Taxpayers Bill of Rights

Vidoes from the Texas Comptrollers Office

FEEDBACK

Let me know of your successes and experience, good, bad, or ugly. If you win a reduction and my tips worked for you, send me a Starbucks card. Of course, if you know someone selling, moving, buying, or investing in real estate call or text me first at 214-675-6992 or email me at [email protected]