Every spring, county appraisal districts across Texas mail out millions of property value notices. For many homeowners, the envelope gets tossed on the counter, glanced at briefly, and forgotten. That is a costly mistake.
Your Notice of Appraised Value is not just an informational update. It is the official document that determines how much you will owe in property taxes for the year. It is also your starting gun for the protest deadline. Once that notice is mailed, you typically have 30 days to file a formal protest, or until May 15, whichever comes later (Texas Property Tax Code Section 41.44). Miss that window, and you accept whatever the district decided your property is worth.
Do Not Ignore This Notice
Your protest deadline is printed on the notice itself. In most counties, you have until May 15 or 30 days after the notice is mailed, whichever is later. If you miss it, you lose your right to protest for the entire tax year.
What Is a Texas Property Value Notice?
Under Texas Property Tax Code Section 25.19, your county appraisal district is required to send you a notice any time your property's appraised value increases from the prior year. This notice includes the district's opinion of your property's market value as of January 1, any exemptions applied to your account, and the deadline by which you must file a protest if you disagree. Think of it as the appraisal district's opening offer. You have every right to challenge it.
The Key Numbers to Check Immediately
1. Appraised (Market) Value
This is the appraisal district's estimate of what your property would sell for on the open market as of January 1 of the current tax year. It is the single most important number on the notice. Compare it to what similar homes in your neighborhood have actually sold for recently. If the appraised value is higher than what comparable homes are closing at, your property may be over-appraised.
2. Last Year's Appraised Value
Your notice shows both the current year's value and the previous year's value side by side. Calculate the percentage increase. If your value jumped 10%, 15%, or more in a single year, that warrants a closer look. While some appreciation is normal in growing Texas markets, dramatic year-over-year increases often result from broad adjustments rather than property-specific analysis.
3. Assessed Value (for Homesteads)
If you have a homestead exemption, your notice will show an assessed value that may be different from the appraised value. Under Tax Code Section 23.23, the assessed value of a homestead property cannot increase by more than 10% per year, plus the value of any new improvements. This is often called the "homestead cap."
However, do not let the cap give you a false sense of security. The appraised value can still increase without limit. When it does, the gap between your appraised value and your capped assessed value grows wider. If you ever lose your homestead exemption or sell the property, that full appraised value becomes the baseline.
4. Exemptions Applied
Verify that all exemptions you are entitled to are listed on the notice. Common exemptions include the general homestead exemption, the over-65 or disabled person exemption, the disabled veteran exemption, and any local option exemptions offered by your county, city, or school district. A missing exemption can cost you hundreds or even thousands of dollars. If an exemption is missing, contact your appraisal district immediately or file an application.
5. Property Description and Details
Check the physical details listed for your property. This includes square footage, lot size, number of bedrooms and bathrooms, year built, and any noted improvements like pools, garages, or additions. Errors in these details are more common than you might expect, and even small mistakes can inflate your value. An extra 150 square feet or a misrecorded extra bathroom can mean thousands of dollars in over-assessment.
What Most People Miss
The Land Value vs. Improvement Value Breakdown
Your total appraised value is made up of two components: the land value and the improvement (building) value. Many homeowners only look at the total and miss that the land value may have increased disproportionately. In rapidly developing areas of Texas, appraisal districts sometimes assign aggressive land values based on nearby commercial sales or rezoning activity that does not actually affect your residential property's worth.
The Protest Deadline Is a Hard Deadline
Texas law is strict about the protest filing deadline. Under Section 41.44, you must file your Notice of Protest on or before the later of May 15 or the 30th day after the date the appraisal district mailed the notice. There is no grace period and no exceptions for "I did not get around to it." If you think there is any chance you want to protest, file the notice first and gather your evidence after. Filing a protest preserves your rights. You can always withdraw later if you decide not to proceed.
What to Do if Something Looks Wrong
If any of the numbers on your notice raise questions, here is your action plan:
- Note the protest deadline printed on your notice and mark it on your calendar.
- Look up your property on your county appraisal district's website. Verify the physical details, exemptions, and value history.
- Research comparable sales in your neighborhood. Focus on homes similar to yours in size, age, and condition that sold within the past 12 months.
- File your Notice of Protest before the deadline. You can file online through your county's website, by mail, or in person.
- Consider professional help. A property tax consultant can compile evidence, identify the strongest protest grounds, and represent you at hearings so you do not have to navigate the process alone.
You Have the Right to Question Your Appraisal
The property tax system in Texas is designed to be fair, but it depends on property owners exercising their rights. The appraisal district's job is to value every property in the county. Your job is to make sure they got yours right.
At The Woodlands Property Tax Group, we review thousands of property value notices every year for homeowners across Texas. We know what to look for, we know how appraisal districts build their valuations, and we know how to challenge them when they are wrong. Our fees are contingency-based, which means you only pay if we successfully reduce your assessed value.
Not Sure What Your Notice Means?
Send us your notice and we will review it for free. We will tell you whether a protest is worth pursuing and what kind of reduction you might expect.
