Know These Important Property Tax Appeal Deadlines

best online dating sites in maine usa proptaxesIn Texas, the entire property tax system is governed by the Texas Property Tax Code, and many of the dates you see on your appraisal notices and hearing notices are mandated by the Code. Every year one or more appraisal districts try to pull the okie doke on you and convince you that the filing deadline is earlier than May 31 (because the law allows them to mail appraisal notices as early as April 1). Well, it isn’t. Why? Because the Code says so. Some CAD’s (Tarrant comes immediately to mind) mail their appraisal notices in early April, and then try to convince you the filing deadline is in early May. The only time your statutory deadline to file a protest is NOT May 31 is if May 31 falls on a weekend or holiday, which would push the protest deadline to the following business day. With that being said, your filing deadline can, however, be later than May 31. If the CAD doesn’t mail your notice until after May 1st, then you have 30 days after that mailing date to file, and that filing deadline should be displayed on your appraisal notice. For example, if your notice is mailed May 17, your protest deadline should be June 16. But again, the statutory appeal deadline for 2016 CANNOT be earlier than May 31st. -January 1, 2016 – Assessment Date
-May 1, 2016 – Most CAD’s mail appraisal notices
-May 31, 2016 – Statutory Protest Filing Deadline(Don’t be fooled by an earlier indicated deadline)
-July 20, 2016 – Statutory deadline for the ARB to return the appraisal records to the Chief Appraiser
-July 25, 2016 – The Chief Appraiser must certify the appraisal roll, which then becomes the tax roll
-After July 20, you cannot file a good cause appeal. Any appeals filed after this date must meet certain requirements (we’ll cover that after the Summer.)


1.) Be prepared – have good documentation and read all the forms the CAD and ARB send you.

2.) Informals and Formals – do both. Visit with an appraiser informally before going to your formal hearing. This gives you two bites of the apple instead of just one.

3.) File both a VALUE and EQUITY protest. Many people don’t know this, but equity trumps value in the constitution.

4.) Attack this process early. As the days in May pass, the busier the CAD’s get and the longer the lines and waits become to do informals. Don’t procrastinate. Visit with an appraiser informally early in May, but don’t file your formal protest until closer to the protest deadline. This way many protests will have already been settled and will give you more ammunition to use on your equity protest(s

5.) Don’t get emotional and don’t expect your property values to be lowered to or below last year’s value( unless the property has sustained serious condition issues that were not accounted for in years past) – we all know it’s worth more now. Be persistent but courteous. CAD employees are just trying to do their jobs and will be much more willing to help you if you at least pretend to be appreciative of their efforts. But don’t just walk away when they say no, either. Counter their every argument with an argument of your own. But again, do it nicely.

6.) If you have multiple properties you’d like to protest and want them all to be heard at the same time on the same day, place the protests for all properties in the same envelope and mail.

7.) The Texas State Comptroller Property Tax Assistance Division is an excellent resource for property tax information and education. Their website has all types of publications, forms in PDF format and even online presentations that you may find helpful. Examples are their ARB Model Hearing Procedures, the state produced ARB Manual, Notice of Protest Hearing(protests can actually be submitted on any piece of paper as long as it identifies the property and has a signature on it), Property Taxpayer Remedies and many more forms and informational guides. Most CAD’s and ARB’s have their own forms, but if you have misplaced a CAD or ARB form feel free to grab one off the state website. It will work just as well.

Posted by guest blogger and real estate professional Cranston Alkebulan, President of Fix and Flip LLC in Dallas, TX. Cranston is a former CAD appraiser and has over 15 years of experience in real estate in various capacities including mortgage brokerage, property brokerage, property management, remodeling, and new construction. He can be reached by phone (214) 884-8801 or email at

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