🗂️ 1. Receive Notice of Appraised Value
- MCAD typically mails this in April or May (by May 1 for residences) if your property's value increased or was newly listed. (ballardpropertytaxprotest.com, comptroller.texas.gov)
- You’ll have until May 15 or 30 days from the notice’s postmark—whichever is later—to file a protest. (texastaxprotest.com)
✍️ 2. File Your Protest
- You can protest online, by mail, or in person.
- If your notice includes an Online Protest ID, use MCAD’s portal. (slideshare.net, assets.protesthomevalue.com.s3.amazonaws.com)
- Otherwise, mail or deliver a written protest, including your name, property ID/address, and reasons for the dispute. It doesn’t require a specific form, but Form 50‑132 is often used. (comptroller.texas.gov)
🤝 3. Informal Review with MCAD Staff
- Before the formal hearing, you get an informal meeting with an MCAD appraiser.
- Here, you can present evidence—recent comparable sales, photos, repair estimates, etc.
- The appraiser may adjust the value immediately, or decide to move forward to a formal hearing if adjustments aren't made. (slideshare.net, texastaxprotest.com)
🎙️ 4. Formal Hearing Before the Appraisal Review Board (ARB)
- If no agreement is reached informally, your case goes to the Appraisal Review Board (a panel of independent citizens). (comptroller.texas.gov)
- You’ll receive at least 15 days' notice of the hearing date, time, and location. (appraisaldistrictguide.com)
- At least 14 days before, MCAD must provide hearing procedures and any appraisal data they’ll present. (appraisaldistrictguide.com)
- Hearings can be attended in person, by phone/video conference, or via affidavit. (ballardpropertytaxprotest.com)
- You and MCAD will each present your evidence. The board weighs both, and base their decision on a preponderance of evidence. (appraisaldistrictguide.com)
📝 5. Receive ARB Decision
- After the hearing, the ARB issues a written decision. If they lower your appraisal value, the change is implemented for that year’s taxes. (comptroller.texas.gov)
⚖️ 6. Further Appeals (If Needed)
- District Court: File within 60 days of ARB’s order; must pay any undisputed taxes; attorney consultation advised. (comptroller.texas.gov)
- State Office of Administrative Hearings (SOAH): For high-value properties (typically > $1 M) concerned with market value or unequal appraisal. (comptroller.texas.gov)
- Regular Binding Arbitration (RBA): For homestead or properties ≤ $5 M; request within 60 days. (comptroller.texas.gov)
âś… Quick Breakdown
Step | What You Do | What They Do |
---|---|---|
Check appraisal data and deadline | Send notice by May 1 / May 15 | |
Online or written before deadline | Receive protest and schedule review | |
Meet appraiser, present evidence | May adjust value right away | |
Present evidence formally | Independent board hears case | |
Receive written outcome | Apply new value if reduced | |
District Court, SOAH, or RBA | Follow appeal process |
🛠️ Tips for a Strong Protest
- Collect comparable property sales, photos (especially of needed repairs), and appraisals. (assets.protesthomevalue.com.s3.amazonaws.com, ballardpropertytaxprotest.com, comptroller.texas.gov, texastaxprotest.com, slideshare.net, comptroller.texas.gov, appraisaldistrictguide.com, ballardpropertytaxprotest.com)
- Be respectful and factual—don’t raise irrelevant issues.
- Arrive organized and on time for hearings—bring physical or electronic copies of all documents.
📞 Additional Support
- MCAD’s Taxpayer Liaison Officer can help mediate issues outside the formal protest. (mcad-tx.org)
- You can also consult private tax protest professionals for guidance on filing and evidence preparation. (texastaxprotest.com)
âś… Bottom Line
- File your protest promptly (by May 15 or 30 days after notice).
- Go to an informal review, and aim for early agreement.
- If needed, present your case at a formal ARB hearing.
- Receive the ARB's written ruling.
- Consider appeals only if you're still dissatisfied.
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