05/11/2026
(Before May 15th)-Protest your Property Taxes
If you own property in Central Texas, you’ve likely opened your appraisal notice and wondered, “Is this number really right?” The truth is—you can challenge it—but you need to understand how the system works before you jump in.
Let’s break down what actually matters when protesting your property taxes in counties like Bexar, Comal, Guadalupe, Hays, Caldwell, Bandera, Kendall, Atascosa, Wilson, and Medina.
Step 1: Don’t Start With a Protest—Start With a Meeting
Your first move should not be filing a formal protest.
Instead, schedule a meeting (informal review) with your county appraisal district.
Across Central Texas counties, a large percentage of disputes are resolved at this stage:
Bexar County resolves a significant portion of cases informally each year
Comal & Guadalupe Counties encourage informal meetings to reduce formal hearings,
Hays and Caldwell Counties consistently report quicker resolutions when owners meet first,
Medina County often sees lower assessed values adjusted during informal reviews,
This step saves time, stress, and often gets results faster.
Big Challenge #1: January 1st Valuation
This is where most people get stuck.
Your property value is based on market conditions as of January 1st of the current year—not today.
That means:
Recent price drops don’t help you much
New listings or market shifts after January 1st may not count
Your comparable sales must reflect values around that date
👉 Translation: It’s harder than it looks to argue value using current data.
Big Challenge #2: Property Condition Assumptions
Counties typically assume your home is in average or good condition unless you prove otherwise.
If you’re trying to lower your value:
Don’t overwhelm them with minor issues
Focus ONLY on major items like:
Foundation problems
Roof damage or age
Major outdated interiors (not cosmetic)
Structural or functional issues
👉 If you don’t show it clearly, they assume your home is in solid shape.
Your Evidence Must Be Physical
This part trips people up every year:
✅ Bring printed, organized documents
❌ Do NOT rely on your phone
Counties expect:
Printed comparable sales
Printed repair estimates
Printed photos of damage
If it’s not on paper, it often won’t be considered seriously.
Use Strong Comparable Sales (Comps)
Not all comps are equal.
The best comps are:
Close in location (same neighborhood if possible)
Similar in size, age, and style
Sold near January 1st valuation date
👉 The farther away or more different the comp is, the less weight it carries.
Have a Target Number Before You Walk In
Don’t just say, “This feels too high.”
Walk in knowing:
What you believe your home should be assessed at
Why that number makes sense based on comps and condition
This gives you leverage and shows you’ve done your homework.
Deadline Matters: May 15th
For most Central Texas counties:
Protest deadline is typically May 15th
Miss that date, and your options become extremely limited.
Final Takeaway
Protesting your property taxes isn’t about arguing—it’s about presenting a clear, well-documented case.
If you remember anything, remember this:
Start with a meeting, not a fight
Use January 1st data
Prove major condition issues only
Bring everything printed
Know your target value
Do it right, and you give yourself a real shot at lowering your tax burden.
If you want help reviewing comps or preparing your case, reach out—I deal with property values across Central Texas every day. :::
John
