Tax Gaps TX

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  • Your Edge: Understanding Equal-and-Uniform Property Tax Protests in Texas

    Your Edge: Understanding Equal-and-Uniform Property Tax Protests in Texas

    Short answer: Equal-and-uniform treatment is a powerful Texas property tax protest ground, ensuring your home is assessed fairly compared to similar properties. It means that if comparable homes in your neighborhood are assessed at a lower value per square foot or by other metrics, your appraisal district must adjust your property's value to match. This principle, enshrined in Texas Tax Code 41.43(b)(3), is crucial for challenging over-assessments.

    • Equal-and-uniform ensures fair assessment compared to similar homes.
    • It's a key protest ground under Texas Tax Code 41.43(b)(3).
    • You need to find comparable properties assessed for less.
    • Protesting can potentially lower your property tax burden.
    • Deadlines are critical: May 15 or 30 days after notice.
    • Use data and comps to make your case to the appraisal district.

    What is Equal-and-Uniform Treatment in Texas Property Taxes?

    In Texas, property owners have the right to protest their property’s assessed value if they believe it’s too high. One of the most effective ways to do this is by claiming ‘equal-and-uniform’ treatment. This means your property’s appraised value should not be higher than the average appraised value of comparable properties in your neighborhood, taking into account things like size, age, and condition.

    Think of it this way: if your home, which is similar to your neighbor’s in every important way, is assessed at $450,000 while theirs is assessed at $400,000, you might have an equal-and-uniform case. The Texas Tax Code, specifically Section 41.43(b)(3), gives you the right to have your property appraised uniformly with similar properties.

    Your Equal-and-Uniform Property Tax Protest Steps
    1
    Find Your Comps
    Identify similar homes in your neighborhood with lower assessed values per square foot or other relevant metrics to establish your equal-and-uniform claim.
    2
    Submit Your Protest
    File your protest with the appraisal district by the deadline (typically May 15th or 30 days after receiving your appraisal notice), specifically citing equal-and-uniform as a protest ground.
    3
    Build Your Case
    Organize your comparable property data, photos, and any other supporting documentation to present a clear and compelling argument to the appraisal district or ARB.
    4
    Present to the ARB
    Clearly explain your equal-and-uniform findings to the Appraisal Review Board (ARB), demonstrating how your property's assessment is disproportionately higher than comparable homes.
    Follow these key steps to effectively challenge your property's assessment using the equal-and-uniform protest ground in Texas.

    Why is Equal-and-Uniform Important for Texas Homeowners?

    For homeowners, equal-and-uniform treatment is a vital tool against over-assessment. Appraisal districts often use mass appraisal techniques, which can sometimes miss individual property nuances or market shifts, leading to disparities. Without this protection, you could end up paying more than your fair share of property taxes simply because your home was valued inconsistently compared to others.

    By understanding and utilizing this protest ground, you empower yourself to challenge the appraisal district’s assessment and ensure you’re only paying taxes on a value that is truly equitable. It’s about fairness and preventing a ‘gap’ between what your home is assessed at and what it should be based on comparable properties.

    How Does Equal-and-Uniform Work in a Property Tax Protest?

    When you file a protest based on equal-and-uniform treatment, you are essentially arguing that your property’s value is out of step with similar properties. Your goal is to provide evidence of comparable homes that are assessed at a lower value. This isn’t just about market value; it’s specifically about how the appraisal district has valued other properties.

    Here’s the general idea:

    • Identify your property: Your home’s assessed value for 2026.
    • Find comparable properties: Locate homes similar to yours in terms of square footage, lot size, age, condition, and location, that were assessed at a lower value by your county appraisal district (e.g., TCAD for Travis County or DCAD for Dallas County) for the current tax year.
    • Calculate the disparity: Show how your property’s value per square foot (or another relevant metric) is higher than that of the comparable properties.

    Finding these comparable properties and presenting the data clearly can be challenging. Our free tool at app.taxgapstx.com/check can help Travis and Dallas County homeowners quickly identify if an equal-and-uniform gap exists for their property, comparing their assessment to similar homes assessed for less.

    Gathering Evidence for Your Equal-and-Uniform Protest

    To build a strong equal-and-uniform case, you’ll need solid evidence. This typically includes:

    • Appraisal district records: The assessed values of your chosen comparable properties. You can often access this data through your county appraisal district’s website.
    • Property characteristics: Details about your home and the comparables, such as living area, lot size, construction type, year built, and condition.
    • Maps and photos: To show proximity and similarity of properties.
    • Analysis: A clear presentation comparing your property’s assessed value per square foot (or other metric) to the comparables, highlighting the disparity.

    Remember, the burden of proof is on you, the homeowner, to demonstrate that your property is not appraised equally and uniformly with similar properties.

    Navigating the Protest Process with Equal-and-Uniform Claims

    Once you’ve gathered your evidence, you’ll file your protest with your local appraisal district. The standard deadline for protesting your property value is May 15 or 30 days after your Notice of Appraised Value is mailed, whichever is later. Always verify this specific deadline with your county appraisal district (e.g., Travis Central Appraisal District – TCAD or Dallas Central Appraisal District – DCAD) as dates can occasionally shift.

    The protest process generally involves:

    1. Informal Review: An initial discussion with an appraisal district representative to see if a resolution can be reached. Present your equal-and-uniform evidence here.
    2. Appraisal Review Board (ARB) Hearing: If an informal agreement isn’t met, you’ll present your case to the ARB, an independent panel. This is where your clear, data-driven equal-and-uniform evidence is crucial.
    3. Binding Arbitration or Judicial Appeal: If you’re still not satisfied with the ARB’s decision, you have further options, including binding arbitration (for certain value thresholds) or filing a lawsuit in district court.

    It’s important to be prepared, confident, and present your case clearly at each step.

    Important Dates and What to Remember for 2026

    As you prepare for the 2026 tax year, keep these key points in mind:

    • Notice of Appraised Value: Watch for this in the mail, usually in April or May. It will state your property’s assessed value for 2026.
    • Protest Deadline: The absolute latest to file your protest is typically May 15, 2026, or 30 days after your notice was mailed, whichever date is later. Do not miss this deadline.
    • Homestead Exemption: Ensure you have your homestead exemption filed if you live in your home. This can significantly reduce your taxable value. Exemption amounts can change, so check with your CAD for current figures.
    • 10% Homestead Cap: For properties with an approved homestead exemption, your appraised value for tax purposes cannot increase by more than 10% per year, regardless of market value increases. This cap protects you from sudden spikes but doesn’t apply to new construction or additions.

    Property tax laws and deadlines are subject to change. This information is for general guidance only and is not legal, tax, or financial advice. Always consult with your county appraisal district or a qualified professional to confirm current deadlines and specific advice for your situation. While we can’t guarantee specific savings for your home, understanding and utilizing equal-and-uniform principles is a powerful step towards fair taxation. Ready to see if your home has an equal-and-uniform gap? Check your address today at app.taxgapstx.com/check.

    Market Value vs. Equal-and-Uniform Protest

    Protest Ground What You Argue Key Evidence Needed
    Market Value My home's assessed value is higher than what it would sell for. Recent sales of similar homes, professional appraisal, condition issues.
    Equal-and-Uniform My home is assessed higher than similar properties by the appraisal district. Assessed values of 3-5 comparable homes, property characteristics data (size, age, features).

    Check your home in minutes

    Tax Gaps TX has a free home check at app.taxgapstx.com/check — enter your address and, in about a minute, see your estimated over-assessment gap for Travis (TCAD) or Dallas (DCAD) county, based on public appraisal data and comparable homes assessed for less than yours. A specialist can then walk you through the evidence and whether it's worth protesting.

    Find your gap free →

    Frequently asked questions

    Can I use equal-and-uniform if my home's market value has increased?

    Yes, absolutely. Even if the market value of your home has increased, you can still protest on equal-and-uniform grounds if similar homes are assessed lower by the appraisal district. The focus is on fair and uniform assessment, not just market value.

    What's the difference between protesting market value and equal-and-uniform?

    Protesting market value argues that your home's assessed value is simply too high compared to what it would sell for on the open market. Equal-and-uniform protests argue that your home is assessed higher than similar homes, regardless of the overall market. You can, and often should, protest on both grounds.

    How many comparable properties do I need for an equal-and-uniform protest?

    While there's no strict number, providing at least 3-5 strong, very similar comparable properties assessed at a lower value per square foot will strengthen your case significantly. The more compelling and relevant your comparables, the better your chances.

    Does the 10% homestead cap affect equal-and-uniform protests?

    The 10% homestead cap limits how much your assessed value can increase year-over-year for homesteaded properties. An equal-and-uniform protest addresses whether your current assessed value (even if capped) is fair compared to others. If your capped value is still higher than comparable homes, you still have a valid equal-and-uniform claim.

    Tax Gaps TX provides general information, not legal, tax, or financial advice. Deadlines and exemption amounts change; confirm current figures with your county appraisal district or the Texas Comptroller.

  • The Travis County ZIP codes where homes are most over-assessed (2026)

    The Travis County ZIP codes where homes are most over-assessed (2026)

    Short answer: For 2026, the Travis County ZIP codes showing the highest median over-assessment for property taxes are 78701 (Downtown Austin) at 11.8%, followed by 78747 (Onion Creek) at 10.3%, and 78645 (Lago Vista / NW lakeshore) at 8.1%. This data indicates a pattern where homes in these specific areas are more frequently assessed above their true market value compared to similar properties.

    • 78701 leads with 11.8% median over-assessment.
    • Over-assessment means assessed above comparable homes.
    • Not every home in a top ZIP code is over-assessed.
    • Protest deadlines are critical: May 15 or 30 days after notice.
    • Use appraisal data to challenge your property value.
    • Free tools can help homeowners check their potential gap.

    Understanding Property Tax Over-Assessment in Travis County

    Property taxes are a significant expense for Texas homeowners, and ensuring your appraisal district assesses your home fairly is key. An ‘over-assessment’ occurs when your property’s appraised value, set by the county appraisal district (like TCAD in Travis County), is higher than its actual market value or higher than the value of comparable homes in your area. Texas Tax Code 41.43(b)(3) allows homeowners to protest if their property is valued unequally compared to similar properties. This is often referred to as an ‘equal and uniform’ protest.

    This report highlights areas in Travis County where a pattern of over-assessment is more prevalent, based on 2026 data. Keep in mind that these are median figures, indicating a general trend rather than a guarantee for every single home within a ZIP code.

    Median over-assessment by ZIP code — Travis County (2026)
    78701 · Downtown Austin11.8%
    78747 · Onion Creek10.3%
    78645 · Lago Vista / NW lakeshore8.1%
    78758 · North Austin / Gracy Farms8.1%
    78744 · Southeast Austin7.3%
    78669 · Spicewood7.3%
    78734 · Lakeway7.3%
    78617 · Del Valle7.2%
    78613 · Cedar Park7.1%
    78610 · Buda6.9%
    Median equal-and-uniform gap among over-assessed homes, TCAD 2026-07 roll.

    Travis County's Top ZIP Codes for Property Tax Over-Assessment in 2026

    Our data for 2026 reveals specific Travis County ZIP codes where homeowners are more likely to face over-assessments. Topping the list is 78701 (Downtown Austin), with a median over-assessment of 11.8% and a median overage of $111,650 for the 1,467 homes affected. This indicates a substantial ‘gap’ for many downtown properties.

    Following closely is 78747 (Onion Creek), showing a median over-assessment of 10.3%. Here, 2,132 homes are over-assessed, with a median dollar overage of $33,422. The third highest is 78645 (Lago Vista / NW lakeshore), where the median over-assessment stands at 8.1%, affecting 2,045 homes with a median overage of $34,461.

    Other significant areas include:

    • 78758 (North Austin / Gracy Farms): 8.1% median over-assessment, $28,885 median overage for 1,828 homes.
    • 78744 (Southeast Austin): 7.3% median over-assessment, $23,579 median overage for 2,810 homes.
    • 78669 (Spicewood): 7.3% median over-assessment, $55,702 median overage for 1,064 homes.
    • 78734 (Lakeway): 7.3% median over-assessment, $50,885 median overage for 2,520 homes.

    What Do These Numbers Mean for Your Home?

    It’s important to understand that a high ranking for a ZIP code signifies a statistical pattern, not a certainty that your individual home is over-assessed. ‘Median over-assessment’ refers to the midpoint of over-assessment percentages found within that ZIP code, meaning half of the over-assessed homes had a higher percentage and half had a lower.

    The ‘Top-quartile (p75)’ figure gives you insight into the higher end of the over-assessment spectrum. For example, in 78701, while the median is 11.8%, 25% of the over-assessed homes faced an over-assessment of 19.4% or more. This illustrates the potential for significant discrepancies.

    If your home is in one of these ZIP codes, or even if it’s not, checking your property’s specific assessment against comparable homes is a smart move. Many homeowners find that their property is appraised higher than similar homes in their neighborhood. You can use a free tool like the Tax Gaps TX home check to quickly see your estimated over-assessment gap for Travis, Dallas, or Fort Bend county by entering your address. This tool uses public appraisal data to identify properties assessed for less than yours, providing valuable evidence.

    Why Do Over-Assessments Happen?

    County appraisal districts use mass appraisal techniques to value millions of properties annually. While efficient, this method can sometimes overlook the unique characteristics or condition of individual homes, leading to inaccuracies. Rapid changes in the housing market can also contribute; if values decline, appraisal districts might be slow to adjust, or if specific micro-markets within a ZIP code shift, the broad strokes of mass appraisal may not capture it accurately.

    Another common reason is simply a lack of up-to-date information on the appraisal district’s part regarding your property or recent sales of comparable homes. This is where homeowner vigilance and a well-prepared protest can make a significant difference.

    Taking Action: How to Protest Your Property Value

    If you suspect your property is over-assessed, the good news is that Texas law provides a clear process for protest. The standard deadline to protest your property value is May 15 or 30 days after your Notice of Appraised Value is mailed, whichever is later. It is crucial to verify the exact deadline with the Travis Central Appraisal District (TCAD) for your specific property.

    Your protest can be based on several grounds, including unequal appraisal (your home is assessed higher than comparable properties), or if your appraised value exceeds market value. Gathering evidence of comparable sales or assessments is key. This could include sales of similar homes in your neighborhood, photos of your home’s condition compared to others, or even a professional appraisal.

    After filing a protest, you’ll typically have an informal review with an appraiser, followed by a formal hearing with the Appraisal Review Board (ARB) if an agreement isn’t reached. If still unsatisfied, options like binding arbitration may be available. Remember, deadlines and exemption amounts can change yearly, so always confirm current figures with your county appraisal district or the Texas Comptroller’s office.

    Beyond the Top Rankings: Other Travis County ZIPs with Notable Gaps

    While 78701, 78747, and 78645 lead the list for median over-assessment, other Travis County ZIP codes also show significant patterns. For instance, 78617 (Del Valle) has a median over-assessment of 7.2% for 1,389 homes, with a median overage of $18,437. 78613 (Cedar Park), with 804 homes over-assessed, shows a 7.1% median over-assessment and a $43,053 median overage. Even 78705, with 1,039 over-assessed homes, presents a 6.7% median over-assessment and a $19,907 median overage.

    These figures emphasize that property tax over-assessment is a widespread issue, affecting a broad range of neighborhoods and home values across Travis County. Regardless of your specific ZIP code, understanding these trends can empower you to investigate your own property’s assessment and ensure you’re not overpaying.

    How we calculated this

    These rankings come from Travis County’s own 2026-07 appraisal roll (492,218 parcels), analyzed with the same equal-and-uniform method the Texas Tax Code lets you use to protest (§41.43(b)(3)). For every residential home we find its comparable group — homes of the same class, neighborhood code, and age band — and take the median improvement value per square foot of that group as the fair rate. A home is counted as over-assessed when its improvement value sits more than 5% above what that fair rate implies for its size. Each ZIP code’s figure is the median gap among its over-assessed homes, so it is not skewed by a handful of outliers.

    The numbers describe patterns, not any single property. Your home may be assessed fairly even in a high-ranking ZIP code, or over-assessed in a low-ranking one — the only way to know is to check your specific address.

    Understanding Travis County Over-Assessment Data Points

    Over-Assessment Metric What It Means for Homeowners Example (78701 ZIP Code)
    Median Over-assessment The midpoint percentage of how much over-assessed homes are valued above comparables in a ZIP code. 11.8%
    Top-quartile (p75) The percentage at which 25% of over-assessed homes are valued even higher than this figure. 19.4%
    Homes Over-assessed The number of residential properties in the ZIP code identified as over-assessed. 1,467
    Median $ Overage The typical dollar amount that an over-assessed homeowner could potentially save if their property value were adjusted fairly. $111,650

    Check your home in minutes

    Tax Gaps TX has a free home check at app.taxgapstx.com/check — enter your address and, in about a minute, see your estimated over-assessment gap for Travis (TCAD), Dallas (DCAD), or Fort Bend (FBCAD) county, based on public appraisal data and comparable homes assessed for less than yours. A specialist can then walk you through the evidence and whether it's worth protesting.

    Find your gap free →

    Frequently asked questions

    What is 'median over-assessment'?

    Median over-assessment is the middle value of all over-assessment percentages found in a specific ZIP code. It means half of the over-assessed homes in that area had a higher percentage and half had a lower percentage of over-assessment.

    Does a high over-assessment percentage mean my home is definitely over-assessed?

    Not necessarily. A high median over-assessment percentage in your ZIP code indicates a strong pattern of over-assessment for many homes in that area, but it doesn't guarantee your specific home is over-assessed. You need to check your individual property's appraisal against comparable homes.

    What is the deadline to protest my property taxes in Travis County for 2026?

    The general deadline to protest property taxes in Texas is May 15 or 30 days after your Notice of Appraised Value is mailed, whichever date is later. Always confirm the exact deadline for your specific property with the Travis Central Appraisal District (TCAD).

    What is an 'equal and uniform' protest?

    An 'equal and uniform' protest is a challenge to your property's appraised value based on the argument that it is valued unequally compared to similar properties in your neighborhood. Texas Tax Code 41.43(b)(3) allows homeowners to make this type of protest.

    Where can I find my official property tax information and deadlines?

    For official property tax information, including your appraised value, exemptions, and protest deadlines, you should always refer to the website of your specific county appraisal district (e.g., Travis Central Appraisal District for Travis County) or the Texas Comptroller's office.

    Tax Gaps TX provides general information, not legal, tax, or financial advice. Deadlines and exemption amounts change; confirm current figures with your county appraisal district or the Texas Comptroller.

  • 5 Signs Your Texas Home Might Be Over-Assessed for Property Taxes

    5 Signs Your Texas Home Might Be Over-Assessed for Property Taxes

    Short answer: Your Texas home might be over-assessed if its appraised value is higher than similar homes nearby, recent sales data shows lower values, or your homestead exemption cap wasn't applied. Other signs include errors in your appraisal district's records or an assessed value that doesn't reflect your home's actual condition. Identifying these can lead to a successful property tax protest.

    • Your assessed value is higher than comparable nearby homes.
    • Recent sales prices in your area are lower than your home's assessment.
    • The 10% homestead cap was incorrectly applied, or you lack an exemption.
    • The appraisal district's records for your property contain factual errors.
    • Your home's condition (e.g., age, repairs needed) isn't reflected in its value.
    • You haven't checked your property's assessment or protested in years.

    How Does Property Assessment Work in Texas?

    In Texas, county appraisal districts (like TCAD in Travis County or DCAD in Dallas County) are tasked with appraising all properties at their market value as of January 1st each year. This market value is then used to calculate your property taxes. However, for homestead properties, there’s a crucial protection: the appraised value used for taxation can’t increase by more than 10% per year, regardless of how much the market value might jump. This is known as the homestead cap.

    The appraisal district aims for ‘fair and equitable’ appraisals, meaning your home should be valued similarly to comparable properties in your area. Sometimes, however, their data or methods can lead to an over-assessment, leaving a ‘gap’ between what they say your home is worth and its actual value.

    Assessed vs. Fair Market Value
    County assessed value$475,000
    Estimated fair value (comps)$420,000
    The gap≈ $55,000 over-assessed
    A significant gap between your home's assessed value and its true fair market value is a primary indicator of over-assessment.

    Sign 1: Your Assessed Value is Higher Than Similar Homes Nearby

    This is often the most compelling sign of over-assessment. Texas Tax Code Section 41.43(b)(3) allows you to protest if your property is appraised at a value greater than the average value of comparable properties, an argument known as ‘equal and uniform’ appraisal. If homes similar in age, size, condition, and location to yours are assessed for less, you likely have a strong case.

    You’ll want to gather evidence of these comparable properties. This means looking at houses that have similar square footage, lot size, number of bedrooms and bathrooms, and are located within your neighborhood or a very close, similar one. Comparing your home’s assessed value to these comps is the cornerstone of a successful protest. Our free tool at Tax Gaps TX can help you pull public appraisal district data for Travis and Dallas counties, identify comparable homes assessed for less than yours, and reveal your equal-and-uniform gap.

    Sign 2: Recent Sales in Your Neighborhood Are Lower Than Your Assessment

    The appraisal district bases its valuations on market data, but sometimes their data can be outdated or incomplete. If several homes similar to yours have recently sold for less than your property’s appraised value, it’s a clear indicator that your assessment might be too high. This reflects the true ‘market value’ of homes in your area.

    Keep an eye on local real estate listings and sales records. Real estate agents often provide comparative market analyses, which can be invaluable evidence. Remember, the appraisal should reflect the market value as of January 1st of the tax year (e.g., January 1, 2026, for the 2026 tax year), so focus on sales data around that period.

    Sign 3: Your Homestead Cap Wasn't Applied Correctly (or You Don't Have an Exemption)

    For homeowners who have an approved homestead exemption on their primary residence, Texas law limits the annual increase in their appraised value for tax purposes to 10%. If your appraised value for the 2026 tax year increased by more than 10% over last year’s *appraised value for tax purposes* (not market value), and you have a homestead exemption, this could be an error.

    Furthermore, ensure you’ve applied for all eligible exemptions, such as the general residence homestead exemption, over-65, or disabled veteran exemptions. These can significantly reduce your taxable value. Always verify your exemption status with your county appraisal district (e.g., TCAD or DCAD) directly, as deadlines and requirements can change yearly.

    Sign 4: Your Appraisal District Records Contain Errors

    Appraisal districts manage millions of property records, and mistakes happen. Simple errors in your property’s characteristics can lead to an inflated appraisal. Check your appraisal district’s online records for accuracy. Look for details such as:

    • Incorrect square footage of your home or lot
    • Wrong number of bedrooms or bathrooms
    • Misstated features like a pool, garage, or recent additions
    • Incorrect age of the home or structural details
    • Mistakes in your property’s condition (e.g., listed as ‘excellent’ when it needs significant repairs)

    These seemingly small inaccuracies can add up, making your property seem more valuable than it is. Correcting these factual errors is often one of the easiest ways to get your assessment reduced.

    Sign 5: Your Home's Condition Doesn't Match Its Assessment

    If your home is older, requires significant maintenance, or has features that are less desirable than newer constructions in your area, its assessed value should reflect these realities. For instance, if your kitchen and bathrooms are original from the 1970s while neighbors have recently remodeled, your home’s value should be lower.

    The appraisal district might not have current interior information or might be unaware of deferred maintenance. Documenting these issues with photos and estimates for repairs can serve as strong evidence that your home’s current condition warrants a lower valuation compared to well-maintained or recently updated properties.

    What Should You Do If You Suspect Over-Assessment?

    If you identify any of these signs, don’t just pay the higher tax bill. You have the right to protest your property appraisal. The standard deadline to file a protest is May 15th, or 30 days after your Notice of Appraised Value is mailed to you, whichever is later. Always confirm the exact deadline with your specific county appraisal district (e.g., TCAD for Travis County, DCAD for Dallas County) for the current tax year (2026).

    The protest process typically involves an informal review with an appraisal district representative, followed by a formal hearing with the Appraisal Review Board (ARB) if an agreement isn’t reached. For high-value properties, binding arbitration might be an option. The key is to gather solid evidence, such as comparable sales, photos of your home’s condition, and corrected property data. While we can provide general information, this is not legal, tax, or financial advice; always consult official sources or professionals for specific guidance.

    Ready to see if you have a gap? Our free tool at app.taxgapstx.com can help you quickly check your home’s assessment against comparable properties in Travis and Dallas counties.

    Key Factors to Compare When Suspecting Over-Assessment

    Factor to Check What to Look For Why it Matters for Protest
    Assessed Value vs. Comps Your assessed value is higher than similar homes (size, age, features) nearby. Supports an 'equal and uniform' appraisal argument (Texas Tax Code 41.43(b)(3)).
    Recent Sales Data Similar homes in your neighborhood have sold for less than your assessed value. Indicates your property's market value may be lower than the appraisal.
    Property Details/Errors Inaccurate square footage, number of rooms, lot size, or features in CAD records. Factual errors can inflate your assessment; easy to correct with proof.
    Homestead Exemption & Cap Your homestead cap wasn't applied, or your value increased over 10% with a cap. Essential protection for primary residences; incorrect application means over-taxation.
    Home Condition Your home needs significant repairs, is outdated, or is in poorer condition than assessed. Physical condition directly impacts market value; CAD may be unaware of issues.

    Check your home in minutes

    Tax Gaps TX has a free home check at app.taxgapstx.com/check — enter your address and, in about a minute, see your estimated over-assessment gap for Travis (TCAD) or Dallas (DCAD) county, based on public appraisal data and comparable homes assessed for less than yours. A specialist can then walk you through the evidence and whether it's worth protesting.

    Find your gap free →

    Frequently asked questions

    What is the 10% homestead cap in Texas?

    The 10% homestead cap limits the annual increase in your home's appraised value for tax purposes to no more than 10% over the previous year's appraised value, provided you have an approved homestead exemption on your primary residence. This helps protect homeowners from sudden, large tax increases.

    How do I find comparable properties to protest my assessment?

    You can find comparable properties by checking your county appraisal district's public records online, looking at recent sales data from real estate websites, or using tools like the free one at Tax Gaps TX. Focus on homes similar in size, age, condition, and location that have lower assessed values or recent sales prices.

    What is the deadline to protest my property taxes in Texas for 2026?

    The standard deadline to protest your 2026 property taxes in Texas is May 15, 2026, or 30 days after your county appraisal district (e.g., TCAD or DCAD) mails your Notice of Appraised Value, whichever date is later. It's crucial to confirm the exact deadline with your specific appraisal district.

    Can I protest my property taxes every year?

    Yes, you have the right to protest your property appraisal every year in Texas, even if you were successful in a previous year. Property values and market conditions change annually, so it's a good practice to review your appraisal notice and protest if you believe your home is over-assessed.

    Tax Gaps TX provides general information, not legal, tax, or financial advice. Deadlines and exemption amounts change; confirm current figures with your county appraisal district or the Texas Comptroller.