Investor · Austin, TX · Member since 2014 · 217 posts · 170 votes
Hey there!
Is anyone in Texas having much luck with their property tax protests? If so, who do you use or do you handle the protest yourself?
When I say "much luck" I'll give a couple of examples of what I saw last year. I used a firm out of Houston that works in all TX counties. I am getting less than 1% reduction on my properties after protesting, and it seems like I should be getting better results.
Example 1-Bexar County, TX Appraised at 104,870, final value $104,000.
Example 2-Travis County, TX Appraised at $171,031, no reduction
Example 3-Bell County, TX Appraised at $92,635, final value $91,051
Example 4-Coryell County, TX Appraised at $48,850, final value $47,482
In most cases, I get a reduction but it's in the neighborhood of 1K so I'm saving like $20 and then I pay a fee for the protest work, so net I'm saving about $10-12. On some properties, I get nothing.
Pull what the appraisal district calls the RUN sheet on your properties. Figure out what all the little codes are.
Make sure they have the right information attached to your property if that favors you. I've seen 1/2 baths counted as full...wrong sizes, wrong bedrooms, etc.
Then ask for their comps.....investigate those....make sure they are good comps.
A couple of years ago I got $40,000 or so off a $100,000 property because the appraisal district was ridiculous.
They were using brick homes with garages vs my home that had no garage and was siding.
They also had 3-4 year old pictures that were beautiful and I had mine that showed not so nice.
I also chastised them for using a google street view image, when they had not purchased commercial use license.
Appraisal district was furious, but I think they don't fight fair....so I took up the challenge.
I felt like review board was fair and maybe embarrassed by the tactics of the appraisal district rep.
Jason, what were your appraisal increases year over year? if your property values only went up a couple of dollars per square foot then that's never going to be reduced unless you've got a friend at the central appraisal district.
Similar results here for collin county with the exception of 2016 from the hail storms. I use a local agent to pull a favorable CMA and file a protest myself but everything is inflated and selling over list so it's hard to "create" a good CMA.
One thing that did work for me was the timing of the updates I made as part of a remodel after the hail damage. New roof, HVAC, and a new patio cover in the back. They added the value of the patio "improvements" from aerial imaging. I successfully argued with paperwork showing the project was not yet complete at the end of 2016 and therefore not applicable for 2017's assessment.
I just filed mine and Collin County offered to reduce 27k on a value of 602k. Debating on whether to accept. If I hire someone, I would owe them 40-50% of reduction including the 27k I already have bankable. Any thoughts?
Pull what the appraisal district calls the RUN sheet on your properties. Figure out what all the little codes are.
Make sure they have the right information attached to your property if that favors you. I've seen 1/2 baths counted as full...wrong sizes, wrong bedrooms, etc.
Then ask for their comps.....investigate those....make sure they are good comps.
A couple of years ago I got $40,000 or so off a $100,000 property because the appraisal district was ridiculous.
They were using brick homes with garages vs my home that had no garage and was siding.
They also had 3-4 year old pictures that were beautiful and I had mine that showed not so nice.
I also chastised them for using a google street view image, when they had not purchased commercial use license.
Appraisal district was furious, but I think they don't fight fair....so I took up the challenge.
I felt like review board was fair and maybe embarrassed by the tactics of the appraisal district rep.
You might have success too, doing the online protest if your county offers it. Try smaller numbers less than 5% dispute. If that doesn't work, go in person and see if they have informal protest and try that 1 on 1 with the appraiser.
I just protested 2 properties myself and thankfully was successful on both of them with significant reductions :) One was relatively easy to devalue since we have done no repairs yet because it rented out to a tenant who wanted to be there solely for location (by a lake).
From what I learned on both - like recs in above posts, make sure the appraisal district actually has correct stats on your property/house. For example, they had the wrong year for one of the houses, listing it as built 10 years newer (1962 vs 1952)
2nd, the appraiser has a limited percentage amount they can reduce or change a property's value, and he/she can only manipulate certain variables and cannot take into account other unusual or undesirable circumstances (ie - you showing them that the neighborhood has many registered sex offenders living there (the appraiser's words exactly). )
The appraisers need evidence; show them any costs, expenditures, etc., numerical or photographic evidence in your favor to bolster your protestation.
We just accepted a settlement for reduction of $42k on a $500k property. Well worth it
Hi Ronald Rohde, I know this post was from 4 years ago, but curious to know if you used a tax protest company and who it was? Thank you!
Wow, I have to think. I'd say O Connor does a ton, if it was $500k i'd say it really doesn't matter. Just look for the lowest percent charged, and get someone with a later hearing date. Those have better comps of prior reductions.
We just accepted a settlement for reduction of $42k on a $500k property. Well worth it
Hi Ronald Rohde, I know this post was from 4 years ago, but curious to know if you used a tax protest company and who it was? Thank you!
Wow, I have to think. I'd say O Connor does a ton, if it was $500k i'd say it really doesn't matter. Just look for the lowest percent charged, and get someone with a later hearing date. Those have better comps of prior reductions.
I have used both O'Connor and Bettencourt. Their pricing models slightly different. Bettencourt was able to get some results, O'Connor none (but this is my own personal experience only).
We just accepted a settlement for reduction of $42k on a $500k property. Well worth it
Hi Ronald Rohde, I know this post was from 4 years ago, but curious to know if you used a tax protest company and who it was? Thank you!
Wow, I have to think. I'd say O Connor does a ton, if it was $500k i'd say it really doesn't matter. Just look for the lowest percent charged, and get someone with a later hearing date. Those have better comps of prior reductions.
Thanks for your reply, Ronald! My research this week has shown that for residential properties, the fee ranges from a low of 25% of the tax savings to 40%. (I'll likely work with someone charging only 25%.) Thanks also for the tip about finding a company with a later hearing date to have more time to see more prior reductions. That is really helpful!
We just accepted a settlement for reduction of $42k on a $500k property. Well worth it
Hi Ronald Rohde, I know this post was from 4 years ago, but curious to know if you used a tax protest company and who it was? Thank you!
Wow, I have to think. I'd say O Connor does a ton, if it was $500k i'd say it really doesn't matter. Just look for the lowest percent charged, and get someone with a later hearing date. Those have better comps of prior reductions.
I have used both O'Connor and Bettencourt. Their pricing models slightly different. Bettencourt was able to get some results, O'Connor none (but this is my own personal experience only).
Hi Ethan, thanks for letting me know about Bettencourt. I will check them out.
We just accepted a settlement for reduction of $42k on a $500k property. Well worth it
Hi Ronald Rohde, I know this post was from 4 years ago, but curious to know if you used a tax protest company and who it was? Thank you!
Wow, I have to think. I'd say O Connor does a ton, if it was $500k i'd say it really doesn't matter. Just look for the lowest percent charged, and get someone with a later hearing date. Those have better comps of prior reductions.
I have used both O'Connor and Bettencourt. Their pricing models slightly different. Bettencourt was able to get some results, O'Connor none (but this is my own personal experience only).
Hi Ethan, thanks for letting me know about Bettencourt. I will check them out.