Understanding "Texas Property Taxes": How to Protest Your Appraisal in DFW

Direct Answer

To protest your property tax appraisal in DFW for 2026, you must file a Notice of Protest (Form 50-132) with your county's appraisal district by May 15, 2026, or within 30 days of receiving your notice. In 2026, the two most successful strategies are the Market Value Appeal (proving your home is worth less than the appraisal) and the Equity Appeal (proving your home is valued higher than similar "comp" homes in your neighborhood). Before your formal hearing, you will typically have an Informal Meeting with a county appraiser where many disputes are settled if you provide hard evidence, such as repair estimates for foundation issues or photos of outdated interiors.

Book your Home Goals consultation to receive a "Protest Evidence Packet" for your specific DFW neighborhood: https://stevenjthomas.com/home-goals

1. Critical Deadlines for 2026

Missing a deadline in Texas means forfeiting your right to a reduction for the entire year.

• January 1: Property values are "frozen" for the year based on the home's condition on this date.

• April 15: Appraisal districts begin mailing notices. Review yours immediately for errors in square footage or lot size.

• April 30: The final day to file for your Homestead Exemption, which in 2026 has increased to $140,000 off your school tax valuation.

• May 15: The standard deadline to file your protest. You can typically e-file through the DCAD, TAD, or CCAD portals.

2. The 2026 Reform: What’s New?

The 89th Texas Legislature introduced key changes that take full effect this year.

• The $140k Exemption: The homestead exemption for school taxes jumped from $100,000 to $140,000, and the over-65/disabled exemption rose to $60,000.

• Appraisal Caps: While "Homestead" properties are capped at a 10% increase per year, non-homestead properties (rentals/commercial) under $5 million are currently protected by a temporary 20% appraisal cap set to expire at the end of 2026.

• ARB Transparency: House Bill 1533 now requires appraisal districts to provide all evidence they intend to use against you at least 14 days before your hearing.

3. How to Build a Winning Case

The Appraisal Review Board (ARB) cares about data, not "fairness" or "affordability".

• The "Unequal Appraisal" Strategy: Look for 3–5 similar homes in your subdivision that are valued lower than yours. Even if your market value is accurate, you can win if your home is "taxed unequally" compared to your neighbors.

• The "Defect" Strategy: Does your roof need replacing? Is there a crack in the pool? Get a written repair estimate on a contractor's letterhead. The appraiser must deduct the cost of these repairs from your market value.

• Photographic Proof: Take photos of everything that makes your home "less desirable" than a brand-new build—dated 1990s kitchens, worn carpet, or proximity to a loud thoroughfare.

4. The Hearing Process: Informal vs. Formal

• Step 1: The Informal Meeting: This is a one-on-one talk with a district appraiser. Present your photos and comps clearly. Most DFW protests (roughly 60–70%) are resolved here.

• Step 2: The ARB Hearing: If you don't agree with the appraiser, you go before a three-member panel of citizens. You have about 15 minutes to present your case. Keep it professional, data-driven, and brief.

• Step 3: Binding Arbitration: If the ARB still rules against you, you can file for binding arbitration for a fee (usually $450–$500 for most homes), which is often refunded if you win.

Conclusion

In 2026, protesting your property taxes is a "North Texas Rite of Passage." With the new $140,000 homestead exemption providing a solid floor, your goal is to ensure the "ceiling" (your appraised value) doesn't climb higher than it should. By leveraging unequal appraisal data and documenting your home's flaws, you can successfully lower your tax burden and protect your household budget in an era of rising costs.

Key Takeaways

• May 15 Deadline: Mark your calendar; this is the final day to file your protest in most DFW counties.

• Exemption Power: Ensure you have filed for the new $140k homestead exemption to maximize automatic savings.

• Evidence is King: Bring photos, repair estimates, and "equity comps" to your informal meeting.

• Audit the CAD: Check your property details online to ensure the district hasn't inflated your square footage or bathroom count.

• Don't Be Passive: Even a small reduction in value compounds over time due to the 10% appraisal cap.