Property Tax Protest

In most cases, the deadline to protest is 30 days after the date the appraisal districts mail the notice of every year. In the case that date falls on a weekend or holiday, the deadline is extended to the next business day.

It is not too late to file a timely protest. In most cases, you have until 30 days from the date the appraisal districts mail the notice to file a protest, but if you have just received your notice of value for 2024, you may still have time.

We know that not every home is the same, and that’s why we provide a personalized, custom analysis of your home. We know what evidence the District generally finds persuasive to lower your value, and we argue those differences that matter. At the end of our protest, the District will individually appraise your home, and you will only pay taxes on what your home is actually worth.

No, Tiffany L. Hamil or another licensed attorney will personally attend all appraisal district hearings on your behalf.

We charge an up-front flat fee for representation.

For homes valued at less than $200,000: We charge a flat fee of $179.
For homes valued from $200,001 to $500,000: We charge a flat fee of $329.
For homes valued from $500,001 to $1,500,000: We charge a flat fee of $429.
For homes valued from $1,500,001 to $3,000,000: We charge a flat fee of $629.
For homes valued at more than $3,000,001: We charge a flat fee of $999.
For Commercial Properties: Contact us directly for pricing.

If we do not reduce your 2024 Proposed Value by at least 2.5%, we will represent you next year for FREE.

There is a chance, but it is very rare. Because Ms. Hamil personally attends each hearing, she can often gauge the situation and if she suspects this may happen, she will promptly withdraw the case.

No, the appraisal district does not visit properties because they have been protested. At the hearing, we can request that the appraisal district visit the property if we believe that it is in our client’s best interest. In general, they do not have time to individually visit protested properties.

Say, for example, you purchased your home for $300,000 during the real estate boom and now the market value of your home is $240,000. With this 20% (or $60,000) reduction in market value, this will save you approximately $60,000 X 2.5% = $1,500 per year!!

No. We realize that we can’t be successful with every client every year. Sometimes your house really is worth what they say it is. In those cases, even though an increasing property value is a good thing, we want to provide you value for your money, and that is why we have our generous guarantee. If we do not reduce your 2024 Proposed Value by at least 2.5%, we will represent you next year for FREE.

The Law Office of Tiffany L. Hamil will guide you on the easy process of having your new tax assessment filed with your current mortgage company to help have the payment reduced.

2024 is the year to protest for numerous reasons:

1. You may be paying too much in taxes. The Mass Appraisal System used by the District does not always accurately reflect your home value.
2. Protesting Today can benefit you for three years or more.
3. Tax rates in DFW are ranked 5th highest in the nation.
4. Collin, Dallas, Denton, and Tarrant County average sales prices have increased with the recovery of the housing market. Your Market Value is likely to increase- protest now to keep your property taxes under control..
5. Foreclosures can now be used to lower your property value.

Yes, we work on all types of residential properties in Collin, Dallas, Denton and Tarrant counties, including single family, duplexes, condo, town homes, lake houses and vacation property.

Refinancing does not affect your assessed property value; however an appraisal may help your case. The assessed property value is based on the purchase price or market value of the home.

Because the state of Texas does not have an income tax, the state’s major revenue source is from the assessment of property taxes.

Because the assessed value along with your county’s tax rate determine what you will pay in annual property taxes. With the current state of the economy, counties are facing large budget shortfalls, and it is expected that they may raise the tax rate. This means that even if your taxable value is unchanged, your taxes will increase. Thus, it is important that your home is properly appraised.

Your county will schedule hearings beginning in June and continue through July and August based on when the District schedules us for a hearing. We should have results to you by September 1^st at the latest.

Binding arbitration creates a forum in which both parties to a dispute present their positions before an impartial third party. Generally, in binding arbitration, an independent, neutral arbitrator hears and examines the facts of an appeal and makes a decision that is binding on both parties. More specifically, binding arbitration, in the context of property value disputes, creates a forum in which both parties to a dispute present their positions before an impartial third party, who renders a specific award that is enforceable by law and may only be appealed as provided by Civil Practices and Remedies Code §171.088, for purposes of vacating an award.

A property owner may request binding arbitration if:
• the property in dispute is real property;
• the county appraisal review board (ARB) has issued a determination on the appraised or market value of the property;
• the disputed property’s value as determined by the ARB does not exceed $5 million or it is a residential homestead
• taxes have been timely paid; and
• a lawsuit has not been filed in district court on the same matter.

Yes. A request for binding arbitration must be filed with the appraisal district within 60 days of the property owner receiving the ARB order determining the protest.

Yes, you must continue to pay taxes as usual while your case is being appealed. Once a reduction agreement has been made, your county will send you a refund.

The tax rate is the rate you are taxed at per $100 of valuation. If the combined tax rate in your county is 2.786% and your property is assessed at $250,000, your tax is $6,965/year ($250,000 x 2.786%), less any exemptions. It’s comprised of many parts, including County, City, school and in many areas like Dallas will include Hospital District and College District taxes.

If your property is assessed at $300k but the CURRENT market value is $150k, your taxes go from approximately $7,500 down to approximately $3,750. That’s half, and in this case it’s about $3,750/year savings.

Once you receive the Notice of Appraised Value from your county’s property appraisers office you only have 30 days to file a property tax appeal. It’s important that you file that appeal within the timeline set forth by the county rules and regulations. If those procedures are not strictly followed, and evidence is not presented within a timely manner in accordance with the rules set by your county’s Central Appraisal District (CAD), you will not have a successful property tax appeal. As a result, we will not be able to get you a reduced assessed value and your property taxes will be higher.

Yes, the fee does vary depending upon the market value of the home per ARB Order and if the home is the owners homestead. The good news is that if you prevail you get back all but $50. The appeal for binding arbitration may only address market value for real estate.

You will need Form AP-219 and a money order or a check issued and guaranteed by a banking institution in the amount stated on Form AP-219 made payable to the Comptroller of Public Accounts. The completed form and funds must be delivered to the county appraisal district within 45 days of the receipt of the ARB order.

Regardless of the outcome, $50 is retained by the Comptroller’s office for administrative costs. If the property owner wins the dispute, the owner is refunded the balance. If the arbitrator’s assigned value is not nearer to the owner’s opinion of value than the appraisal district’s value, the arbitrator is paid from the property owner’s deposit.

Binding arbitration is not available if:
• the ARB has not heard the protest and issued an order of determination
• the order of determination concerns a correction to the appraisal roll under Tax Code 25.25;
• more than 60 days have passed since the property owner received the order of determination;
• the dispute concerns anything other than whether the correct value has been assigned to the property, such as failure to grant an exemption or productivity appraisal;
• the property that is not a homestead is valued at more than $5 million as determined by the order of determination; or
• the ARB issued any document other than an order of determination, including but not limited to a dismissal notice, an order of dismissal or documentation stating the ARB lacks jurisdiction.