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Tax Protest Deadline May 15th

  • Writer: Kelly Gonzalez
    Kelly Gonzalez
  • Apr 23
  • 5 min read

Appraisals, Protests, Exemptions and Resources

Understanding Property Taxes in Central Texas


As a real estate owner in Central Texas, understanding property taxes is essential to protecting your investment. Property values in Travis, Hays, Williamson, Gillespie, and Kerr counties continue to appreciate, making it crucial to stay informed about the appraisal process, protest options, available exemptions, and local resources. This guide provides you with everything you need to navigate property taxes in our region, potentially saving you thousands of dollars annually while ensuring you're taking advantage of all benefits available to Texas homeowners.


Property Tax Appraisals


Property tax appraisals for the current year's taxable values are issued in the spring in all counties. Here are a few tips to understand your statement and how to file a protest if you disagree with the value assigned to your property.


The Appraisal Process


Each county appraisal district (CAD) evaluates properties based on recent sales data, property characteristics, and market conditions. Luxury homes often require specialized assessment methods that consider unique features, premium materials, and exclusive neighborhoods.

County appraisal districts typically mail Notices of Appraised Value between April and May. Property owners then have a 30-day window to protest valuations they believe are incorrect.


Recent Trends in Luxury Home Appraisals


The luxury market in Central Texas has seen substantial appreciation over the past decade. Austin-area premium properties have experienced average annual increases of 8-12% in assessed values, with some exclusive neighborhoods seeing even higher jumps following neighborhood improvements or increased demand.

 

When you receive your notice of Appraised Value:


  • Verify that the appraisal is for the correct property and make sure that any exemption you are eligible for (i.e. homestead, over 65, etc.) is included

  • If you believe the value assigned to your property is higher than what the market in your neighborhood would bear, you do have the option of protesting that value and asking the appraisal district to lower it, based on evidence provided. I personally recommend hiring a company to take care of this for you.

  • NOTE: Your local appraiser is required to appraise property at market value as of January 1st, so your appraisal should reflect the value of the property at that time. The appraiser has generally applied mass appraisal criteria based on the individual characteristics of your property, and in most cases has not done a physical inspection of your property.


Property Tax Protests


Protesting your property's assessed value is your right as a Texas property owner and can result in significant tax savings, especially for high-value homes.

Filing Your Protest

Deadlines: Protests must typically be filed by May 15th or within 30 days after receiving your Notice of Appraised Value, whichever is later.

Filing Methods:

  • Online through your county appraisal district's website

  • By mail using the protest form attached to your notice

  • In person at your local appraisal district office

 

Evidence That Strengthens Your Case

For luxury properties, consider gathering:

  • Comparable sales of similar luxury properties

  • Professional appraisal reports

  • Documentation of any issues affecting value (foundation problems, water damage, etc.)

  • Evidence of unique circumstances affecting marketability

  • Photos showing condition issues or needed repairs

  • Construction costs and depreciation schedules for newer homes

 

Informal vs. Formal Hearings


Most protests begin with an informal hearing where you meet with an appraiser to discuss your evidence. Many cases resolve at this stage. If you cannot reach an agreement, you'll proceed to a formal hearing before the Appraisal Review Board (ARB).

For properties valued over $1 million, consider:

  • Consulting with a property tax attorney or professional consultant

  • Requesting a market value comparison from a luxury real estate specialist

  • Preparing detailed evidence packets for ARB members

 

When to Seek Professional Help


For luxury properties, professional representation often pays for itself. Consider hiring a property tax consultant when:

  • Your property has unique features difficult to compare

  • The assessed value exceeds $1 million

  • You've been unsuccessful in previous protest attempts

  • You lack time to properly prepare evidence

  • The potential tax savings significantly exceed consultant fees

 

For high-value properties, professional representation often provides excellent return on investment:

There are companies that can help you launch protests on your appraisal values. Check out these options below.

 

 

Property Tax Exemptions


Texas offers several valuable exemptions that can substantially reduce your property tax burden. For luxury homeowners, these savings can be significant.

Homestead Exemption

Every Texas homeowner should apply for the homestead exemption on their primary residence. Benefits include:

  • A minimum $40,000 reduction in taxable value for school taxes

  • A 10% cap on annual assessed value increases

  • Additional local exemptions that vary by county

Application: File with your county appraisal district by April 30th using Form 50-114


Over-65 and Disability Exemptions


Homeowners who are 65 or older or have qualifying disabilities receive additional benefits:

  • An additional $10,000 exemption on school taxes

  • Property tax ceiling for school taxes ("tax freeze")

  • Possible deferral of tax payments


Veterans and Surviving Spouse Exemptions


Texas offers generous exemptions for veterans with service-connected disabilities and their surviving spouses:

  • Partial exemptions based on disability rating

  • 100% exemption for 100% disabled veterans

  • Exemptions for surviving spouses of service members killed in action


Agricultural and Wildlife Exemptions


For luxury properties with acreage, agricultural or wildlife management exemptions can dramatically reduce tax liability:

  • Property is assessed based on productivity value rather than market value

  • Must meet specific use requirements and application deadlines

  • Requires annual reporting and compliance

Important Note: While agricultural exemptions offer significant savings, converting these properties later may trigger substantial rollback taxes.

 

Resources by County

 

Travis County

Williamson County

Hays County

Bastrop County

Gillespie County

Kerr County

Additional Resources for Luxury Homeowners

Property Tax Consultants

Legal Resources

Tax Rate Calculators

Market Value Resources

Remember that for luxury properties in Central Texas, even a modest percentage reduction in appraised value can result in thousands of dollars in annual tax savings, making it well worth the effort to understand and engage with the property tax system.

 

 
 
 

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