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FAQ - Frequently Asked Questions
FAQ about Value.
FAQ about Exemptions.
FAQ about Protest.
 FAQ about ARB Hearing?
Questions about my value.
 | How do I know if my value increased?
The Chief Appraiser is required to notify an owner if (1) the value
increases more than $1,000; (2) the appraised value is greater than the owner rendered;
(3) the property was not on the appraisal roll the prior year; (4) the property was
reappraised; (5) the ownership changed; or (6) the owner or his agent requested a Notice
of Value. PTC 25.19 |
| If my appraised value goes up, will my taxes go up?
Yes unless your property taxes were frozen because of the Over 65
exemption and your taxing entities allowed this exemption. |
| Can I sell my home to the district for what they think it is worth?
I cannot tell you how many times we have heard a property owner say,
"If they think it is worth that much, I'll just sell it to 'em!" The appraisal
district, chief appraiser or employees are not interested in buying your house. They are
just doing their job by appraising it. |
| Should I protest my value if the TAD value is less than what I think it
might sell
for?
A classic question. The All-American Home Owner believes everybody
should pay their fair share of taxes. Since the appraisal district is required to appraise
property at market value, and you believe that you could sell it for more than that, then
you are under-appraised, which means you might be paying less than your share of property taxes.
It's your decision to advise TAD to increase your value. (PTC
23.01(a) and defined in PTC 1.03(7)), |
| The appraisal district appraised my house for exactly what I paid last year. The
new value is considerable above last year's value. Several of my neighbors were surprised
when I told them of my new value since their property did not increase. Is this fair to
me?
You may be the victim of Unequal Appraisal, with the right to protest your
value even if it is market value! The PTC allows Unequal Value protest when
the neighbors (other homeowners) who have a similar class and location are undervalued.
They are paying less
than their fair share which causes you to pay more than your fair share. Believe it or not,
if you prevail in this type of protest,
your value will be decreased
even though it was appraised at market value! |
| What makes the appraisal district think my house is worth what they say?
Believe it or not, they just don't reach up and grab a number. An appraisal
district has many professional appraisers skilled in the art of mass appraisal techniques.
They are master of compiling numbers using huge databases. They "put their
eyeballs" on each property at least once every 3 years, identify the
type of property, put a
market value on it based on comparable sales (if possible); determine the ownership; and
are prepared to defend that value! Some have been trained in "how to present cases to
the ARB." For 95% of their work. they are good at it. |
| I am confused by the different values from the appraisal district. What is
market value? Appraised value? Taxable value?
Market value for individual properties may be determined by three
different methods or approach: market, income, and cost approach. The market
approach is most often used and simply asks, “What are properties similar to this
property selling for?” The value of your home is an estimate of the price your home
would sell for on January 1. The appraisal district compares your home to similar homes
that have sold recently and determines your home’s value.
Appraised Value of a residence homestead for a tax year is limited to the
lesser of either its market value or the sum of the market value of any new improvements
and 110 percent of the appraised value of the preceding year. The 10 percent increase is
cumulative - that is, 10 percent times the number of years since the property was last
appraised. Therefore, if a homestead increases in value by 20 percent in two years, all of
the increase can be added to the appraisal roll. A limitation takes effect for a residence
homestead on January 1 of the tax year following the first tax year the owner qualifies
the property for the residence homestead exemption. The limitation ends on the January 1
of the first tax year that neither the owner nor the owner's spouse or surviving spouse
qualifies for the homestead exemptions.
Taxable Value is the value taxing units use to calculate the amount of
property tax you owe. It is the Appraised Value less any exemptions.
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Exemptions?
| Do I, as a homeowner, get a tax break from property taxes?
You may apply for homestead exemptions on your principal residence.
Homestead exemptions remove part of your home's value from taxation, so they
lower your taxes. For example, your home is appraised at $100,000, and you
qualify for a $15,000 exemption (this is the amount mandated for school
districts), you will pay school taxes on the home as if it was worth only
$85,000. Taxing units have the option to offer a separate exemption of up to
20 percent of the total value |
| What is a homestead?
A homestead can be a separate structure, condominium or a manufactured
home located on owned or leased land, as long as the individual living in
the home owns it. A homestead can include up to 20 acres, if the land is
owned by the homeowner and used as a yard or for another purpose related to
the residential use of the homestead. |
| What is the deadline for filing for a homestead exemption?
You may file for any homestead exemption up to one year after the
delinquency date. The delinquency date is normally February 1st. If you are
65 or older or disabled, you qualify for the exemption on the date you
become 65 or become disabled. To receive the exemption for that year, 65 or
older or disabled homeowners must apply for the exemption no later than one
year from the date you qualify or one year after the delinquency date,
whichever is later. If you miss the deadline you may apply for the following
year. |
| May I continue to receive the residence homestead exemption on my
home if I move away temporarily?
If you temporarily move away from your home, you may continue to receive
the exemption if you do not establish a principal residence elsewhere, you
intend to return to the home, and you are away less than two years. You may
continue to receive the exemption if you do not occupy the residence for
more than two years only if you are in military service or live in a
facility providing services related to health, infirmity or aging |
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How to protest?
| Is there an official form I have to use to file a protest?
No! But it must be in writing! The appraisal district has protest forms
available, but you need not use one. A notice of protest is sufficient if it
identifies the owner, the property that is the subject of the protest and
indicates that you are dissatisfied with a decision made by the appraisal
district. |
| What is the deadline for filing a protest?
File your notice of protest by May 31 or no later than 30 days after the
appraisal district mailed a notice of appraised value to you, whichever date
is later. |
| I missed the deadline for filing a protest. Is it too late to file a protest?
Maybe. If you file a notice of protest before the ARB approves the
appraisal records, you are entitled to a hearing only if the board decides
that you had good reason for failing to meet the deadline. If you don’t file
a notice of protest before the ARB approves the appraisal records, you lose
your right to protest. You also lose the right to appeal the taxable value
of your property. |
| I do not remember receiving a Notice of Value. Can I still file a
protest?
Maybe. If your protest is late because the chief appraiser or ARB failed
to mail a required notice of appraised value or a denial of exemption or
agricultural or timber appraisal, you may file your protest any time before
the taxes become delinquent or no later than the 125th day after the date
you claim you received a tax bill from one or more of the taxing units that
tax your property. You must pay some current taxes before the delinquency
date to be entitled to this type of hearing. |
| When MUST the Chief Appraiser mail me a Notice of Value?
The quick answer is whenever something changes that will increase your
taxes. BEWARE! If the value did not change, you probably will NOT get
a notice... and that means you will not get a trigger to file a protest!
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The ARB Hearing?
| Can I postpone my hearing date? |
| How do I find evidence to support my case that my house is over-valued? |
| Can I find out what the appraisal district is going to use against me at the hearing? |
| I am scared to death of a hearing! Do I have to appear in person? |
| I protested my value and the ARB INCREASED the appraised value. Am I stuck? |
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