Residential Property Tax Protest Packages Include:
We represent residential property owners with their property tax protests. We will prepare a custom analysis to take before the Appraisal District. We will create a comparative market analysis and an inequality of appraisal analysis. Our analyses will include the information from the Appraisal District, the MLS, and of course, You!
Maximize your savings by signing up with us. We charge a flat fee and do not take a percentage of your savings.
| HOMES VALUED AT | FLAT FEE |
| 0 – $200,000 | $155 |
| $200,001 – $499,999 | $309 |
| $500,000 – $3,000,000 | $409 |
| $3,000,001 | $1,000 |
Our Guarantee
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.
If we do not reduce your 2020 Proposed Value by at least 2.5%, we will represent you next year for FREE.
To Sign Up, Call Us at (214) 369-0909 or
Press the Sign Up Now Button Below.
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Why Protest in 2020?
Did you know that your 2020 Proposed Value is based off of a mass appraisal?
To save time and money, the appraisal district uses a mass appraisal system based on “typical” property values to appraise ALL the properties in each property classification.
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 your protest, the District will individually appraise your home, and you will only pay taxes on what your home is actually worth.
In 2020, there are many reasons to Protest your Property Taxes.
- 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. More
- Changes in the law are more taxpayer friendly. More
- Protesting may benefit you for 3 years or more. See Below
- Tax rates in DFW are ranked 5th highest in the nation. More
Don’t miss out on this Opportunity to Save Money!
Protesting Today Can Save You Money in 2020 and for Years to Come.
The Appraisal District is only required to reappraise a home every three years. Often when home values are declining, the District chooses not to reappraise every year. After all, why would the District lower their tax revenues when it is not required to do so? If the District does not reappraise your home for 2021 and 2022, protesting this year will benefit you for three years.
If you are in a neighborhood whose value is increasing more than 10% each year, contesting your property taxes each and every year makes sense too. The District is only allowed to increase your taxable value by 10% each year. Any reduction we obtain saves you money in 2020, and it will decrease the taxable base value that will be used for future years as well.
To Sign Up, Call Us at (214) 369-0909 or
Press the Sign Up Now Button Below.
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2020 Protest Deadlines by County
Collin County – May 15, 2020
Dallas County – May 15, 2020
Denton County – May 15, 2020 or 30 days after mailing of notice, whichever is later
Rockwall County – May 15, 2020
Tarrant County – May 15, 2020
To Sign Up, Call Us at (214) 369-0909 or
Press the Sign Up Now Button Below.
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Other Property Tax Services
Commercial Property Tax Protests, Arbitration & Litigation:
If you have a commercial property, we can assist you with your property tax dispute. Our prior commercial-appeals work includes office buildings, warehouses, medical offices, self-storage, and apartment buildings. Our goal is to provide cost-effective services, thus we are flexible with our prices. We can work either on a flat-fee basis or a contingency basis. Please call us today to discuss how we can help you save money.
Homestead and Agricultural Exemption Assistance:
Have you filed for a homestead or agricultural exemption and been denied? If so, we can help. Call us today to discuss what options are available to you.
Business Personal Property Renditions & Appeals:
Whether you are a daycare center or an international trucking company, we can help. We assist businesses with the preparation of their annual renditions as well as representation through appeals.
To Sign Up, Call Us at (214) 369-0909 or
Press the Sign Up Now Button Below.
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Property Tax FAQ
When is the deadline to protest?
In most cases, the deadline to protest is May 15th of every year. In the case that May 15th is a weekend or holiday, the deadline is extended to the next business day.
Is it too late to protest?
It is not too late to file a timely protest. In most cases, you have until May 15th to file a protest, but if you have just received your notice of value for 2020, you may still have time.
How can you reduce my value?
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.
Do I have to attend the hearings?
No, Tiffany L. Hamil or another licensed attorney will personally attend all appraisal district hearings on your behalf.
What are your fees for representation?
We charge an up-front flat fee for representation.
For homes valued at less than $200,000: We charge a flat fee of $155.
For homes valued from $200,001 to $499,999: We charge a flat fee of $309.
For homes valued from $500,000 to $3,000,000: We charge a flat fee of $409.
For homes valued at more than $3,000,001: We charge a flat fee of $1,000.
For Commercial Properties: Contact us directly for pricing.
What if you are not able to obtain a reduction for me?
If we do not reduce your 2020 Proposed Value by at least 2.5%, we will represent you next year for FREE.
Can my taxes go up?
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.
Will the Appraisal District send someone to inspect my property as a result of a protest?
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.
How can my property taxes be lowered?
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!!
Can you guarantee a reduced value?
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 2020 Proposed Value by at least 2.5%, we will represent you next year for FREE.
What if my taxes are escrowed with my mortgage payment?
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.
Why should I file an appeal this year?
2020 is the year to protest for numerous reasons:
- You may be paying too much in taxes. The Mass Appraisal System used by the District does not always accurately reflect your home value.
- Protesting Today can benefit you for three years or more.
- Tax rates in DFW are ranked 5th highest in the nation.
- 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..
- Foreclosures can now be used to lower your property value.
I’ve got several rent properties, can you help with them?
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.
What if I’ve refinanced my home?
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.
Why are property taxes assessed so high in Texas?
Because the state of Texas does not have an income tax, the state’s major revenue source is from the assessment of property taxes.
Why is reducing the assessed value of my home so important?
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.
How long will the appeal process take?
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 1st at the latest.
Binding Arbitration? Please explain that.
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.
Who qualifies for arbitration?
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.
Are there restrictions on when I can file for binding arbitration?
Yes. A request for binding arbitration must be filed with the appraisal district within 45 days of the property owner receiving the ARB order determining the protest.
Do I pay taxes while my appeal is in process?
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.
How are my taxes calculated?
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.
How can I save money?
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.
Why is filing an appeal in a timely manner so important?
Once you receive the Notice of Appraised Value from your county’s property appraisers office (usually sometime in early April), you only have until the May 15th 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.
Is there a fee involved for filing binding arbitration?
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.
What appraisal disputes do not qualify for arbitration?
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 45 days have passed since the property owner received the ARB order;
• 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.
To Sign Up, Call Us at (214) 369-0909 or
Press the Sign Up Now Button Below.
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Property Tax Glossary
Ad valorem tax tax based upon value
Administrative appeal collectively refers to the informal hearing and appraisal review board (ARB) hearing during the property tax appeal process. The administrative appeals must be exhausted before a property owner can file a judicial appeal (lawsuit in state district court).
Appeal see protest
Appraisal an opinion of value, typically provided by an independent third party. Texas appraisal districts develop an opinion of value for all real estate, business personal property, and minerals within the county at least every three years.
Appraisal review board (ARB) the appraisal review board conducts property tax protest hearings for appeals not resolved at the informal hearing. In most counties, ARB hearings are conducted by three-member panels to prepare a recommendation for the full appraisal review board. The panel recommendations are formally affirmed at periodic meetings of a quorum of the appraisal review board. The appraisal review board is technically independent of the appraisal district. However, since the board of directors of the appraisal district hires appraisal review board members, the appraisal district pays and supervises ARB members, and an attorney controlled by the appraisal district guides the appraisal review board on legal matters, the appraisal review board is not completely independent of the appraisal district.
Appraised value the value upon which property taxes are calculated. Both real property and business personal property can be partially or totally exempt. The homestead exemption is an example of a partial exemption for real property. The freeport exemption, which applies to inventory kept in the state for a limited period of time, is an example of a complete exemption.
Appraiser one who values property. Appraisers value real estate, business personal property, art, jewelry, mineral interests and other types of property.
Assessment comparables sometimes known as assessment comps, these are assessed values for properties which are comparable to the subject property. Factors that make a property comparable include property type, location, size, age and condition.
Business personal property tangible personal property used for the production of income. Business personal property is taxable at the same tax rate as real property in Texas. Examples of business personal property include inventory, office equipment, office furniture, heavy equipment, trucks and cars.
Central appraisal district (CAD) an organization that compiles an inventory of property within the county and values it periodically using mass appraisal. Types of property listed include real property, business personal property and minerals. The central appraisal district is charged with maintaining detailed information for the properties and administering exemptions. Most appraisal districts do not send tax bills; their activities are limited to determining market values and appraised values which are submitted to tax entities who prepare and mail tax bills. Each Texas county has an appraisal district or the activity is outsourced to another appraisal district.
Chief appraiser chief administrative officer of a central appraisal district.
Comparables also known as comps. Information on properties which are similar with regard to factors such as property type, location, size, year built and condition. For property tax matters, comparables are used both for the sales comparison approach and unequal appraisal.
Cost approach one of the three generally accepted approaches to valuing real estate. Preparing a cost approach for real estate involves estimating the replacement cost of the property, subtracting an allowance for all types of depreciation and adding the market value of the land. The sum of the depreciated replacement cost and land value is the indication of market value via the cost approach.
Homestead cap a limitation on the increase in assessed value but not market value for homesteads. This limitation applies only to homesteads and not to second residences, homes owned for investment or any other type of real property, personal property or minerals. The limitation is 10% per year, times the number of years as the property was last reappraised, plus the market value of improvements added since the property was last appraised. (Improvements do not include maintenance.) For example, consider a home which was appraised last year at $100,000 and has been reappraised in the current year at $150,000. Since the home was appraised one year ago and no improvements have been made, the appraisal district can increase the market value to $150,000. However, the assessed value for the purposes of calculating property taxes can only be increased to a maximum of $110,000. Consider a second example: a home was last reappraised five years ago at $100,000. During the interim, the owner has made $20,000 in improvements (items other than maintenance). The appraisal district estimates market value for the current year at $200,000. The assessed value is capped at $170,000 or (($100,000 X five years X 10%) + $100,000 + $20,000).
Homestead exemption a partial exemption of property taxes in Texas for owners of a residence. Qualifications include owning the house on January 1 and living in the house on January 1 of the tax year in question. In many jurisdictions, the benefit of a homestead exemption is property taxes are reduced by approximately 20%. However, homestead exemptions vary from tax entity to tax entity. Homeowners must apply for a homestead exemption. It is not necessary to apply annually once the homestead exemption has been approved. However, if the chief appraiser requests a new application, the homeowner must respond to maintain their homestead exemption.
Income analysis the process of performing the income approach or a summary of the research and calculations performed during the income approach to value real estate.
Income approach one of the three generally accepted approaches to valuing real estate. The income approach can be performed using either a direct capitalization approach or a discounted cash flow analysis. The direct capitalization approach is most frequently applied during property tax appeals for income properties in Texas. Income properties would include apartments, office buildings, retail centers, and industrial properties which are totally or partially leased to third parties to produce income. Steps in the income approach include estimating market rent, market vacancy, other income, operating expenses and a capitalization rate. Effective gross income is defined as gross possible rent for all space at market rent, less vacancy, plus other income. Effective gross income minus operating expenses equals net operating income. Net operating income (NOI) divided by the capitalization rate (cap rate) is the indication of value for the property via the income approach.
Income statement a summary of the revenues, operating expenses, depreciation, interest and net operating income for a business or parcel of real estate.
Informal hearing the first step of the property tax protest process. The administrative hearings collectively include the informal hearing and an appraisal review board hearing. During the informal hearing, the property owner or property tax consultant meets with an appraiser employed by the central appraisal district. The owner/consultant and the appraiser trade information and attempt to negotiate a settlement. If the informal hearing results in an agreement, there is no appraisal review board hearing for the property and the assessed value is final for the year.
Intangible personal property property which is neither real property nor tangible personal property. Intangible personal property can’t be seen, felt, weighed, or measured. Includes items such as contracts, stocks, bonds, patents, digital recordings, business enterprise value for an operating business, and accounts receivable.
Judicial appeal property owners may file a judicial appeal, or a lawsuit in state district court, if they are not satisfied with the result obtained at the appraisal review board hearing.
Market value the amount of money, in US dollars, which could be obtained for property exposed to the market for a reasonable period of time, where both parties are knowledgeable regarding all possible uses and defects with the property and neither party is under duress to consummate a transaction.
Mass appraisal a process used to value real estate when it is not possible to perform an individual appraisal for each property. The process usually involves compiling data regarding the physical characteristics of the property and market data such as rental rates, vacancy rates, expense rates, other income, capitalization rates, cost data and comparable sales data. Valuations are calculated using data for each subject property with the market data. Statistical processes including regression analysis are performed to develop an estimate of value for each property. This is the process typically used by appraisal districts in Texas to estimate the market value for real estate.
P & L profit and loss statement. See income statement.
Personal property property which is tangible yet is not real property. In Texas, the typical basis for differentiating between real property and personal property is whether it is attached to the real property. For example, a refrigerator is not typically considered attached to real estate. However, a light fixture, plumbing fixture, carpet or vinyl tile would typically be considered attach to the real estate. Examples of personal property include automobiles, boats, guns, clothes, household items, tools, office supplies, office furniture, office equipment and inventory. Personal property used for the production of income is taxable in Texas, at the same tax rate applied to real estate. Personal property not used in the production of income is not taxable in Texas .
Property tax the tax calculated by multiplying the appraised value times the tax rate for a tax entity. The appraised value may be different from the market value if the item is partially or totally exempt or subject to a homestead cap.
Property tax consultant one who represents property owners in property tax matters, generally regarding market value disputes. Other services performed by tax consultants include renditions of business personal property, exemptions and combining or separating tax accounts.
Protest property owner’s right to appeal or object to an action of the chief appraiser, appraisal district or appraisal review board that applies to or adversely affects the property owner. Most property tax protests relate to the market value determined by the appraisal district. Other protests are filed regarding unequal appraisal, exemptions, agricultural valuation and a variety of other issues. Property owners can appeal annually on market value and unequal appraisal regardless of whether the appraisal district changes the market value.
Protest deadline May 15 is the typical deadline for filing a property tax appeal in Texas. However, the deadline is technically the later of May 15 or 30 days after the appraisal district mails a notice of appraised value. (It is 30 days after the date the appraisal districts mails the notice of appraised value. It is not 30 days after the property owner receives the notice.) If the property tax protest deadline falls upon a holiday or weekend, the deadline is extended until the following workday. Property tax protests are considered timely filed if mailed by first-class mail deposited in the mail on the deadline day.
Real estate land, improvements to the land (buildings), a mine or quarry, minerals, standing timber and any estate or interest in the previously mentioned property.
Rent roll a summary of the tenants for a real estate property. Most rent rolls include fields of data such as the name of the tenant, amount of rent, amount of space, suite number, lease start date, lease termination date and other income if applicable.
Sales comparison approach one of the three generally accepted methods to valuing real estate. The first step is to compile information on sales of comparable properties, sometimes referred to as comps. The appraiser considers factors such as date of sale, property type, size, age, condition and location when determining which comparable sales to utilize. After selecting comparable sales, the appraiser makes adjustments for factors such as changes in market condition, conditions of sale (i.e. distress sale), property rights conveyed, age, size, location and condition. The final step is to determine an indication of value for the subject property using the adjusted values calculated for the comparable sales.
Sales comparables these are also known as sales comps. Data regarding sales of properties similar to the subject property. Fields of data compiled include factors such as date of sale, property address, seller, buyer, sale price, square feet, year built, condition and notes. See also sales comparison approach
Subject property the real estate, business personal property or mineral interests being valued or reviewed for unequal appraisal
Taxing entity a city, county, school district, hospital district or any other political unit of the state authorized to impose property taxes.
Tax rate the proportion of the appraised value which must be paid to taxing entities annually. The appraised value may be lower than the market value because of either exemptions or the homestead property tax cap. Many properties are subject to taxes from five to 10 tax entities. Customary practice is to refer to the total tax rate for all tax entities as “the tax rate”. Consider the following example: a homestead has a market value of $100,000, a homestead exemption totaling $20,000 and a 3% tax rate. Annual property taxes would be $2,400 or (($100,000-$20,000) X 3%).
Unequal appraisal occurs when the market value for a property exceeds the market value established by the appraisal district for comparable properties after making reasonable adjustments. Unequal appraisal sometimes occurs when properties are selectively reappraised following their acquisition. In other cases it occurs because the appraisal district has inaccurate data for a property or submarket. It can also occur when the appraisal district reappraises the market value for only a portion of properties in an area. Property owners can appeal both market value and unequal appraisal annually in Texas.
To Sign Up, Call Us at (214) 369-0909 or
Press the Sign Up Now Button Below.
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