How to Protest Property
Taxes in Texas — and Win
60–80% of Texas protests settle before the ARB. Most homeowners leave money on the table simply because they don't know the process. This guide walks you through every step.
Key facts: File Form 50-132 by May 15 (§41.44). Check both "value over market" and "value unequal" boxes. Request HB201 evidence immediately after filing. Attend the informal hearing with comps. 60–80% of residential protests settle without ever reaching the ARB.
Start here
The Two Grounds for Protest — File Both
Check both boxes on Form 50-132. You can always drop one later, but you cannot add it after the deadline.
Argue your appraised value exceeds the actual market value of your property as of January 1. Support with comparable sales, your recent purchase price, an independent appraisal, or documented condition issues.
Argue your property is appraised at a higher per-sq-ft value than comparable nearby properties. The CAD bears the burden of proving your value is at or below the median of comparables — a burden they frequently cannot meet.
The process
7 Steps to Win Your Protest
- 1
Receive Your Notice of Appraised Value
Your appraisal district mails a Notice of Appraised Value (NOA) in spring — typically late March through April. Your 30-day protest clock starts from the mailing date. The floor is May 15; if your notice is dated April 20, your deadline is May 20.
- 2
File Form 50-132 Before Your Deadline
Download Form 50-132 from the Comptroller or use your CAD's online portal. Check BOTH grounds. Submit by mail, fax, in person, or online. Get a confirmation — keep it as proof.
Tip: comptroller.texas.gov/forms/50-132.pdf - 3
Immediately Submit an HB201 Evidence Request
Write to the CAD requesting all evidence they plan to present at your hearing (§41.461(a)(2)). Send by certified mail the same day you file your protest.
Tip: If they miss the 14-day delivery window, their evidence is excluded by statute (§41.67(d)) — a decisive advantage. - 4
Research Comparable Properties
Pull 5–10 comparables using your CAD's free public search. For unequal appraisal, compute appraised value per square foot for each comp. For market value, find 3–5 sales within 6 months before January 1. A one-page comparison table is ideal for the hearing.
- 5
Attend the Informal Hearing
The CAD schedules an informal meeting with an appraiser — often in person, phone, or online. Bring your comps and a one-page summary. Appraisers are authorized to settle. Most do when the data is clear.
Tip: 60–80% of protests settle here. The ARB is the exception, not the rule. - 6
Formal ARB Hearing (if no settlement)
The ARB is independent of the CAD. Hearings are 15–30 minutes. You present first. Testimony is sworn. Stick to data — ARBs cannot consider tax burden or budget arguments. If the CAD fails its burden of proof, the protest must be decided in your favor (§41.43(a)).
- 7
Appeal the ARB Order (if warranted)
You have 60 days from the ARB Order to appeal: (1) District court — all issues de novo; (2) Binding arbitration for properties ≤$5M, fee $500–$1,500, award is final; (3) SOAH for commercial properties ≥$1M.
Know your rights
Burden of Proof Rules
In most Texas protests, the CAD bears the burden — not you. Understanding these rules is the difference between settling and losing.
Ready to act?
Do It Yourself or Hire Help?
Both paths work. The right one depends on your time and property value.
- Follow the 7 steps above
- Pull comps from your CAD portal
- File Form 50-132 before May 15
- Send HB201 evidence request
- Show up with a one-page comp summary
- They file and manage your protest
- Professional evidence & comps research
- ARB hearing representation if needed
- $1,148 average annual savings
- No win, no fee — 25% of savings only
Affiliate link — we may earn a commission at no cost to you. Disclosure
Property Tax Protest FAQ
- File Form 50-132 (Notice of Protest) with your local Central Appraisal District. Check both the "value over market" and "value unequal" boxes. Available at comptroller.texas.gov/forms/50-132.pdf.
- Unequal appraisal under §41.43(b)(3). Pull 5–10 comparable properties, compute per-sq-ft appraised values, and show your property's per-sq-ft appraised value exceeds the median. The CAD must then prove the contrary by preponderance of evidence — a burden they frequently cannot meet.
- Under §41.461(a)(2), you can request all evidence the CAD plans to present at your hearing. They must deliver it at least 14 days before the hearing. If they miss that deadline, their evidence is excluded at the ARB hearing (§41.67(d)).
- Yes. Texas law explicitly allows property owners to represent themselves at informal hearings and ARB hearings. Most residential protests are filed and won without attorneys. Attorneys are most useful for high-value commercial appeals to district court.
- You generally lose your right to protest for that tax year. Late protests are allowed only in limited circumstances: clerical errors, quarter-payment plan eligibility, or newly discovered evidence of multiple appraisals of the same property. Set a calendar reminder well before May 15.
- An informal resolution typically happens within 2–8 weeks of filing. If you proceed to an ARB hearing, expect a 15–30 minute hearing scheduled within 45–90 days. The entire process from filing to ARB order can take 2–4 months.