Texas Property Tax Protest Calculator (2026)
A Texas property tax protest reduces your county appraisal district's market value, lowering your annual tax bill. Enter your current appraised value, your proposed protest value, and your county to see estimated annual savings, 5-year savings, and how the homestead 10% cap or over-65 ceiling affects results. Texas has no state income tax, so property taxes are the largest household tax — protests are filed yearly with the county Appraisal Review Board (ARB) by May 15 or 30 days after notice. Runs in your browser. Private. No sign-up.
What Is a Texas Property Tax Protest?
A Texas property tax protest is a formal challenge filed with your county Appraisal District (CAD) disputing the market value placed on your property as of January 1 of the tax year. Texas has no state income tax, so property taxes fund schools, cities, counties, and special districts — averaging 2.0% to 2.5% of appraised value across major counties. Lowering the appraised value by even $25,000 typically saves $500–$600 a year. Most homeowners can file online with their CAD by May 15 (or within 30 days of receiving the appraisal notice, whichever is later), and over 60% of formal protests result in some reduction. Source: Texas Comptroller of Public Accounts — Property Tax Protests & Appeals.
How the 10% Homestead Cap Limits Your Increase
If your property has a homestead exemption (filed once with your CAD for your primary residence), Texas law caps the year-over-year increase in the assessed value at 10% per year, even if market value rose more. This means a $400,000 prior-year homestead can only be assessed at $440,000 the following year for tax purposes — regardless of what comparable sales show. Your protest can still attack the higher market value (which carries forward), but the cap is the floor that protects your bill. Non-homestead properties (rentals, second homes, commercial) have no such cap. Source: Texas Tax Code §23.23 (Limitation on Appraised Value of Residence Homestead).
Over-65 and Disabled Tax Ceiling Freeze
Homeowners aged 65 or older — and homeowners with a qualifying disability — receive an additional Texas benefit: the school district tax ceiling. Once you qualify and file, the school taxes on your homestead are frozen at the dollar amount paid in the qualifying year. School taxes typically make up 50%–60% of a Texas property tax bill, so the freeze can save thousands as values rise. The ceiling transfers proportionally if you move within Texas. City and county taxes can also be frozen if your taxing units adopted the optional ceiling. Combined with the standard $100,000 homestead exemption (raised in 2023 by Prop 4) and a $10,000 over-65 exemption, seniors often see the largest protest leverage. Source: Texas Comptroller — Property Tax Exemptions for Age 65 or Older & Disabled.
Filing Your Protest in 9 Major Counties
Each county Appraisal District accepts protests through its online portal: HCAD (Harris), DCAD (Dallas), TAD (Tarrant), BCAD (Bexar), TCAD (Travis), Collin CAD, Denton CAD, FBCAD (Fort Bend), and WCAD (Williamson). Effective rates vary — Fort Bend at ~2.46% is the highest in the major metros, while Travis at ~2.07% is among the lowest. The protest process moves in three stages: (1) informal review with an appraiser by phone or online, (2) Appraisal Review Board (ARB) hearing if no settlement, (3) binding arbitration or district court appeal. Most cases resolve at stage 1 or 2. Bring sales comparables (within 1 mile, ±10% sq ft, sold prior to Jan 1), photos of defects, and a repair-cost estimate. Last updated: 2026-05-03.
Frequently Asked Questions
How much can I save by protesting Texas property taxes?
Most successful Texas protests reduce appraised value by 5%–15%. On a $450,000 home in Travis County (2.07% effective rate), a 12% reduction saves roughly $1,118 per year, or $5,590 over five years. Counties with higher rates like Fort Bend (2.46%) or Harris (2.31%) yield even larger dollar savings per percentage cut.
When is the 2026 Texas property tax protest deadline?
You must file by May 15 of the tax year, or within 30 days of receiving your appraisal notice — whichever is later. Most counties send notices in early to mid-April. Filing online through your CAD portal (HCAD, TCAD, DCAD, etc.) is free and takes about 10 minutes.
What is the Texas 10% homestead cap?
Under Texas Tax Code §23.23, the assessed value of a homestead property cannot rise more than 10% per year over the prior year, regardless of market value. The market value can carry forward, but you only pay tax on the capped assessed value. Non-homestead properties (rentals, second homes) have no cap.
How does the over-65 school tax freeze work?
Once you turn 65 (or qualify as disabled) and file for the homestead exemption, your school district taxes are frozen at the dollar amount paid in the qualifying year. School taxes are typically 55% of a Texas property tax bill. The freeze stays in place even as your value rises. City and county portions are not frozen unless your taxing unit adopted the optional ceiling.
What evidence do I need to win my protest?
Bring 3–5 comparable sales within 1 mile of your home, sold prior to January 1 of the tax year, with similar square footage (±10%) and age. Take photos of any defects (foundation cracks, roof damage, dated finishes). Get a written repair estimate from a licensed contractor. The Appraisal Review Board favors recent arms-length sales over Zillow estimates.
Should I hire a property tax consultant or DIY?
For homes under $750,000, DIY through your CAD online portal is usually best — most cases resolve at the informal review stage with simple sales comparables. Consultants typically charge 30%–50% of first-year savings on contingency. They are more useful for commercial properties, complex appeals, or when binding arbitration ($500 deposit, returned if you win) is needed.
Does protesting affect my mortgage escrow?
Yes — a successful protest lowers your annual tax bill, which means your mortgage servicer collects less in escrow. Most servicers run an annual escrow analysis (usually in fall) and either refund the surplus or lower your monthly payment. The change typically takes effect 60–90 days after your CAD posts the new value.