Last updated 2026-07-10
TL;DR
Texas law gives you until May 15, or 30 days from the date printed on your Notice of Appraised Value, whichever is later, to file a protest with your county appraisal district. Miss that deadline and you almost certainly lose your right to challenge the value for that tax year. The protest costs nothing and you can handle it yourself.
What is the May 15 protest deadline and where does it come from?
The deadline lives in the statute. Texas Tax Code Section 41.44 says a property owner must file a notice of protest "before June 1 or not later than the 30th day after the date that notice of the appraised value of the property was delivered to the property owner, whichever is later." [1] Almost every county mails notices in April. That makes May 15 the effective deadline for most Texas homeowners, because 30 days from a mid-April mailing lands right around May 15.
The legislature set June 1 as the outside backstop. So if your county mailed your notice unusually late, say on May 10, your personal deadline is June 9 (30 days later), not May 15. Your notice date controls. Look at the date printed at the top of the notice, not the postmark, not the day you fished it out of the mailbox.
Chief appraisers cannot extend the statutory deadline except in narrow disaster situations. Miss it and it's gone.
How does the 'later of' rule actually work?
Picture two clocks. Clock one hits May 15. Clock two starts the day your notice is delivered and stops 30 days later. Whichever clock stops later is your deadline. [1]
Here are the scenarios that catch people off guard:
| Notice delivery date | 30-day deadline | Your actual deadline |
|---|---|---|
| April 1 | May 1 | May 15 (May 15 is later) |
| April 15 | May 15 | May 15 (tie, same day) |
| April 25 | May 25 | May 25 (30 days is later) |
| May 10 | June 9 | June 9 (30 days is later) |
| May 20 | June 19 | June 1 statutory cap applies, so June 1 |
That last row needs a word. The statute's outer ceiling is June 1 for most taxpayers. If your notice arrives so late that 30 days from delivery would push past June 1, the June 1 date takes over. [1] It's rare, but it happens in big metro districts that mail in batches.
Safest move: treat May 15 as your hard deadline unless you have a specific, documented reason your 30-day window runs later.
What does the Notice of Appraised Value actually look like?
Texas appraisal districts send a one or two-page document, usually on brightly colored paper so it doesn't get tossed with the junk mail. Look for the appraised value, the assessed value (which can differ if you have a homestead cap), and the protest deadline date. The district has to print that deadline on the notice. [2]
The Texas Comptroller's office publishes the standard form layout. Counties format theirs a little differently, but every notice has to include the protest deadline, the property identification number, and contact information for the appraisal district. [2]
Never getting a notice does not automatically buy you more time. Texas Tax Code Section 41.44(c) says that if the appraisal district failed to send a required notice, you can still protest, but you have to do it before the appraisal review board approves the appraisal records for that year. That approval usually happens in July or August. So "I never got mine" is a possible remedy, not a free pass to wait until December. File the second you realize what happened.
How do you actually file the protest before the deadline?
Filing is easier than most homeowners expect. You have three ways in:
1. Online. Most Texas appraisal districts run an online protest portal, often a vendor tool called iFile. The Harris County Appraisal District, for one, lets you file, submit evidence, and accept a settlement offer entirely online. [3]
2. Mail or in-person. The Comptroller's office provides a standard protest form (Form 50-132) that any owner can download, fill out, sign, and mail or hand-deliver to the appraisal district office. [4]
3. Informal written notice. Texas Tax Code Section 41.44(d) says any written communication from a property owner indicating dissatisfaction with the appraised value counts as a timely protest if it arrives before the deadline. A letter that says "I protest my 2025 value for Account #12345" is legally enough. [1]
The form asks for your contact information, the property account number, and the grounds for your protest. Common grounds: the value is unequal compared to similar properties, the value is above market value, an exemption was denied, or the property should get a special use valuation. Check multiple grounds if they apply. Checking too many never hurts you. Missing the right one can.
File early. The online systems choke under traffic in the first week of May. A submission that times out at 11:58 PM on May 15 is not a filed protest.
What happens if you miss the May 15 deadline?
Mostly, nothing good. Miss the window with no exception, and the Appraisal Review Board (ARB) dismisses your protest without a hearing. A dismissed protest can't be appealed to district court the way a decided one can. [1]
Two narrow escape hatches exist. First, if the appraisal district failed to send a required notice (say, a new property where you had no prior assessment), the tax code lets you file a late protest before the ARB approves the records. Second, Texas Tax Code Section 41.411 lets you protest at any time if you were not properly notified, but that is a specific procedural claim, not a catch-all "I forgot" exception. [11]
Outside those windows, your options shrink to two. You can apply for any exemptions you missed, which still lowers your bill without a protest. Or you wait until next year and file on time with better evidence.
One more thing. Binding arbitration and district court appeals only open up after you exhaust the ARB process. No protest, no next steps.
What evidence should you gather before the hearing?
The two arguments that win most often at a Texas ARB hearing are unequal appraisal and over-market-value. They need different evidence.
For over-market-value, you want comparable sales (comps): homes similar in size, age, condition, and location that closed in the past 6 to 12 months below your assessed value. The Texas Comptroller's mass appraisal standards use January 1 of the tax year as the valuation date, so sales from late 2024 through early 2025 matter most for a 2025 protest. [12]
For unequal appraisal, you compare your assessed value per square foot against neighboring properties assessed by the same district. Texas Tax Code Sections 41.43 and 42.26 require your value to be "equal and uniform" with comparable properties. [6] You can pull neighboring assessments straight from your county appraisal district website for free.
Other useful evidence: a recent appraisal from a licensed appraiser (expensive but powerful), repair estimates for condition problems, photos of issues the district can't see from the street, and your own purchase price if you bought recently.
A tool for gathering and organizing all of this before your hearing is the TaxFightBack appeal kit, which walks you through the format Texas ARBs expect.
Bexar County homeowners have a few local quirks worth knowing. See our breakdown of the bexar county tax assessor process.
What is the ARB hearing process after you file?
Filing a protest does not mean showing up to court in a suit. The ARB is a local administrative board of citizens, usually three people, appointed by the county administrative judge. They aren't appraisers and they aren't tax collectors. Their job is to weigh the district's evidence against yours.
Before your hearing you have a right under Texas Tax Code Section 41.461 to inspect all data, schedules, and work papers the appraisal district plans to use, at least 14 days out. Send a written request to the district right after you file. This is one of the most underused rights in the whole process. [7]
Most ARB processes run in two stages: an informal meeting with an appraisal district staffer, then a formal hearing before the board. Plenty of protests settle informally. The district often offers a modest reduction, and you decide whether to take it.
At the formal hearing, both sides present and you go last. Stick to facts. Here is what the district says my property is worth. Here is the evidence that the comparable sales or comparable assessed values don't support that number. Here is the value I believe is right. Boards move on specific numbers and specific comparables, not general anger about high taxes.
Can you get an extension past May 15?
Rarely, and almost never for individual homeowners. Texas Tax Code Section 41.44(b) lets the ARB extend the deadline in limited cases if the owner shows good cause, but "I was busy" or "I didn't know" almost never clears that bar. [1]
The governor can suspend deadlines by executive order during a declared disaster. That happened during COVID-19 in 2020, when Governor Abbott's order allowed some extensions. Outside a declared disaster, the statutory deadline holds.
If you genuinely couldn't file because of a documented medical emergency, or you can show the district never sent the required notice, talk to a licensed property tax consultant or a Texas attorney fast. These are fact-specific. Don't assume an extension is coming.
Does the deadline differ by county in Texas?
The framework is identical across all 254 Texas counties because it comes from state law, not local ordinance. What changes is when each county mails its notices, which shifts the personal 30-day deadline for individual owners.
Harris County (Houston) usually mails in April, making May 15 the de facto deadline for most owners. [3] Travis County (Austin) runs a similar schedule. Smaller rural counties sometimes mail later, which can push some owners' deadlines past May 15 under the 30-day rule.
The table above shows how to calculate your own deadline once the notice is in hand. When in doubt, call your county appraisal district and confirm both the mailing date they used on your account and the deadline printed on your notice.
Here are the appraisal district contacts for major Texas counties:
| County | Appraisal District | Phone |
|---|---|---|
| Harris | Harris CAD | (713) 957-7800 |
| Dallas | Dallas CAD | (214) 631-0910 |
| Tarrant | Tarrant CAD | (817) 284-0024 |
| Bexar | Bexar CAD | (210) 224-2432 |
| Travis | Travis CAD | (512) 834-9317 |
What are the possible outcomes of a Texas property tax protest?
Four realistic results come out of the process.
First, the appraisal district settles informally before your ARB hearing and agrees to cut the value. This is the most common outcome for well-prepared protests. The reduction runs anywhere from a few percent to a lot, depending on your evidence.
Second, the ARB grants your protest at the formal hearing and reduces the value to what you proved. Same dollar effect as a settlement, just after more time and prep.
Third, the ARB denies your protest. You can then appeal to district court, to binding arbitration (for properties valued under $5 million for non-homestead and under $10 million for qualifying homesteads under H.B. 1279, passed in 2023), or to the State Office of Administrative Hearings (SOAH). [8]
Fourth, you withdraw. If your evidence turns out weak, you can pull the protest before the hearing. No penalty, no effect on future years.
A win does not automatically cut your tax bill by the full reduction. Your tax rate (set by school districts, cities, and the county) applies to the new lower value. A $20,000 reduction in a jurisdiction with a combined rate of 2.5% saves you $500 a year. Not huge, but real, and it compounds forward because your homestead cap baseline resets lower.
What exemptions should you check while you're at it?
Filing a protest is the right moment to audit your exemptions. Both hit your tax bill, and both have deadlines.
The Texas homestead exemption deadline is April 30. [9] If you own and live in your home as a primary residence and never applied, you're probably overpaying by a real amount. The general homestead exemption removes $100,000 from your school district taxable value as of 2023, raised from $40,000 by H.B. 2 in the 88th Legislature. [9]
The age-65-or-older and disability exemptions add another $10,000 off school district value and freeze your school tax ceiling. The April 30 deadline applies here too, though late applications get accepted with a penalty waiver in some cases.
Veterans' exemptions run from partial to 100% of appraised value depending on disability rating, and they carry no fixed annual deadline because they attach to status, not to yearly filing. [10]
Applying for a missed exemption can cut your current year bill even if you also protest the value. These are not either-or choices.
What if you bought your Texas home recently?
Recent buyers get the biggest shock, because the purchase price is public record and appraisal districts often use it to reset the value to something close to what you paid. If the market dropped since your purchase, that reset can put you above current market value the day you open the notice.
You also may not have a homestead cap working for you yet. The cap, which limits year-over-year increases to 10% for non-school-district values, only kicks in after the property has been your homestead for a full prior year. A newly bought home gets no cap protection in its first assessment year. [6]
Bought in the second half of 2024 and got your first Texas Notice of Appraised Value in early 2025? Apply for the homestead exemption by April 30, 2025, AND file a protest if the value beats current market evidence. Two separate filings, two separate deadlines.
Doing this in another high-population state? Deadlines and process change a lot. The montgomery county property tax guide covers Maryland's system, which runs a triennial reassessment cycle instead of an annual one.
How much can you realistically save by protesting?
Nobody has clean statewide data on average protest outcomes for self-represented homeowners specifically. The closest available numbers come from the Texas Comptroller's biennial property value study and from Harris County's published ARB statistics.
Harris County alone takes in roughly 300,000 to 400,000 protests a year in recent years. [3] O'Connor & Associates, a large Texas contingency firm, has published data showing roughly half of Texas residential protests get some value reduction, with average cuts in the 5% to 15% range for residential properties. Their sample skews toward properties they already saw protest potential in, so treat that as a ceiling, not an average.
At a 2.5% combined tax rate, a $30,000 reduction saves $750 a year. On a $450,000 home dropped to $420,000, that is real money. And unlike a one-time refund, the lower baseline feeds your homestead cap calculation for years to come.
Cost of a self-filed protest: the filing fee is $0 for residential homestead properties under Texas Tax Code Section 41.44. [1] Your cost is a few hours of research and prep. A contingency firm typically charges 25% to 40% of the first year's tax savings. On a $750 saving, that's $188 to $300 you keep by filing yourself.
Frequently asked questions
What is the exact Texas property tax protest deadline for 2025?
For most Texas homeowners, the 2025 protest deadline is May 15, 2025, or 30 days from the date printed on your Notice of Appraised Value, whichever is later. If your notice date is after April 15, count 30 days forward and use that. The statutory outer limit is June 1 for most taxpayers. Always confirm the deadline printed on your own notice.
Can I protest my Texas property tax value online?
Yes. Most Texas appraisal districts offer an online protest portal, often labeled iFile. Harris County, Dallas County, and Travis County all have online systems where you can file, submit evidence, and respond to settlement offers without visiting the office. Check your county appraisal district's website. You can also use Form 50-132, which you mail or hand-deliver.
What if I never received my Notice of Appraised Value?
Not receiving the notice is a specific statutory ground for a late protest under Texas Tax Code Section 41.44(c). You can file a protest claiming improper notice before the ARB approves the appraisal records, which usually happens in July or August. Don't wait for someone to contact you. Call your county appraisal district, confirm whether a notice was sent and to what address, and file right away.
Does the Texas protest deadline apply to commercial property too?
Yes. The same May 15 or 30-days-from-notice rule under Texas Tax Code Section 41.44 applies to commercial, industrial, and residential properties. Commercial owners may have different grounds (income approach, cost approach, income-producing considerations), but the filing deadline is identical. Commercial owners with properties valued over $5 million have fewer arbitration options and more often go to district court.
Do I need a lawyer or tax consultant to protest in Texas?
No. Texas property owners can represent themselves before the Appraisal Review Board. A licensed consultant or attorney helps if you have a complex property or a high-value dispute where the math justifies the fee. For a typical residential protest built on comparable sales or unequal appraisal, a self-prepared protest with solid evidence competes fine. Contingency firms typically take 25% to 40% of first-year savings.
What grounds can I use to protest my Texas property value?
Texas Tax Code Section 41.41 lists them: the value is over market value, the value is unequal compared to similar properties, an exemption was denied or wrong, the property is not taxable in this jurisdiction, the appraisal method was wrong for special-use property, or there's a clerical error. You can check multiple grounds on the same form. Unequal appraisal is often the strongest argument for residential owners.
How long does the Texas ARB hearing process take?
Hearings must be scheduled within 30 to 45 days of the filing deadline under Texas Tax Code Section 41.44 guidelines, with formal hearings typically wrapped by July or August. The informal settlement phase comes before the formal hearing. Your actual hearing usually runs 15 to 30 minutes. From filing to final order, expect 60 to 120 days depending on county backlog and whether you settle informally.
What is the homestead exemption deadline in Texas and how does it differ from the protest deadline?
The homestead exemption application deadline is April 30, earlier than the May 15 protest deadline. These are separate filings. The exemption goes to the appraisal district and reduces your taxable value. The protest challenges the assessed value itself. Both hit your tax bill and you can pursue both the same year. Miss April 30 and you wait until next year for the exemption.
Can I appeal if the ARB denies my Texas protest?
Yes. After an ARB denial, you can appeal to district court, to binding arbitration (for residential homesteads valued under $10 million as of 2023 legislation), or to SOAH. Arbitration is faster and cheaper than district court but requires a deposit ($500 to $1,500 depending on property value). You must file within 60 days of receiving your ARB order. Miss that and the order becomes final.
Does a successful protest reduce my Texas property taxes permanently?
Not permanently, but the lower value feeds your homestead cap baseline. Win a reduction to $400,000 from $450,000, and next year's cap starts from $400,000, not $450,000. The district re-appraises every January 1, and values can climb again. A win doesn't lock the value in; it resets the starting point and can save money compounded over years.
What is the Texas property tax protest deadline for new construction?
New construction gets a separate notice when the improvement is added to the roll, which can happen mid-year. The same 30-day rule runs from the date of that notice. May 15 is for the annual mass appraisal cycle. If your new home was finished and added to the roll after January 1, you may get a separate notice with its own 30-day countdown, independent of May 15.
How do I find comparable sales to use at my Texas ARB hearing?
Start with your county appraisal district website, which lists sales used in the mass appraisal. The Texas Comptroller's office publishes ratio study data by county. Free sources include the CAD's own sales search tool, Zillow and Realtor.com for recent closed prices, and MLS data if you have access. Look for sales within 0.5 miles of similar age, size, and condition that closed between July of the prior year and December 31 of the appraisal year.
What happens to my taxes while my protest is pending?
You still get a tax bill based on the ARB-certified value. Texas Tax Code Section 42.08 requires you to pay at least the undisputed portion (typically the prior year's taxes, depending on the appeal path) to avoid penalties while an appeal is pending beyond the ARB level. For ARB-level protests, no payment is due before the deadline; the bill comes after the ARB certifies the records in late summer.
Sources
- Texas Legislature Online, Texas Tax Code Section 41.44: Property owner must file a notice of protest before June 1 or within 30 days of notice delivery, whichever is later; informal written communication indicating dissatisfaction qualifies as a protest
- Texas Comptroller of Public Accounts, Property Tax Forms: Standard Notice of Appraised Value must include the protest deadline, property ID, and appraisal district contact information
- Harris County Appraisal District, Online Protest (iFile): Harris County receives roughly 300,000 to 400,000 protests per year and offers online filing, evidence submission, and settlement response through its portal
- Texas Comptroller of Public Accounts, Form 50-132 Notice of Protest: Form 50-132 is the standard protest form available to all Texas property owners for mail or in-person filing
- Texas Legislature Online, Texas Tax Code Section 42.26: Texas Tax Code Sections 41.43 and 42.26 require appraisal values to be equal and uniform with comparable properties; homestead cap limits increases to 10% per year after the first full exemption year
- Texas Legislature Online, Texas Tax Code Section 41.461: Property owner has the right to inspect all data, schedules, and work papers the appraisal district intends to use at least 14 days before the ARB hearing
- Texas Legislature Online, H.B. 1279, 88th Texas Legislature (2023): H.B. 1279 raised the binding arbitration eligibility threshold for qualifying homesteads to $10 million in appraised value
- Texas Comptroller of Public Accounts, Homestead Exemption: The general homestead exemption removes $100,000 from school district taxable value as of 2023 (H.B. 2, 88th Legislature); the application deadline is April 30
- Texas Comptroller of Public Accounts, Veterans Exemptions: Veterans' property tax exemptions in Texas range from partial to 100% of appraised value depending on disability rating and attach to veteran status rather than annual filing deadlines
- Texas Legislature Online, Texas Tax Code Section 41.411: Section 41.411 allows a protest at any time when a property owner was not sent a required notice, as a specific procedural remedy
- Texas Comptroller of Public Accounts, Property Value Study: The Texas Comptroller conducts a biennial property value study to audit the accuracy of county appraisal district assessments statewide and sets January 1 as the valuation date for mass appraisal