With the 2026 Texas property tax protest deadline arriving on May 15 for many homeowners, some property owners are filing at the last minute while others are already preparing for an informal review or Appraisal Review Board hearing. Either way, the next step is getting your evidence organized.
Filing the protest is only the first step. To support your case, you need more than a general belief that your taxes are too high. In most cases, you need evidence showing that the appraisal district’s value does not reflect your home’s market value, that your property is not being treated equally compared with similar homes, or that the appraisal record contains incorrect information.
For the 2026 tax year, your evidence should generally focus on your property’s value and condition as of January 1, 2026. That date matters because it helps determine which sales, condition issues, and market data are most relevant.
Below is a practical guide to what homeowners should gather before an informal meeting or ARB hearing.
Review Your Notice of Appraised Value
Start with the Notice of Appraised Value you received from the appraisal district. For many Texas homeowners, the protest deadline is May 15, 2026, or 30 days after the notice was mailed, whichever is later.
Review the value shown on the notice, including the appraised value, market value, land value, improvement value, and any exemptions listed on the account. Also check the deadline printed on the notice, because a later-mailed notice may give you additional time.
This notice is the foundation of your protest. It tells you what value the appraisal district assigned, what property information it used, and what deadlines apply.
Gather Recent Comparable Sales
Comparable sales are often one of the most important forms of evidence in a property tax protest. The goal is to find homes that are similar to yours and sold close to the valuation date.
For a 2026 protest, sales from late 2025 and early 2026 may be especially useful because they are closer to the January 1, 2026 valuation date. Focus on homes that are similar in location, size, age, condition, lot size, and features.
A few strong comparable sales are usually better than a long list of weak ones. A recently remodeled home, a much larger property, or a sale in a different market area may not say much about what your home was worth.
Document Property Condition Issues
Condition can have a major impact on market value. If your home has problems that would affect what a buyer would pay, document them clearly before your hearing.
This might include foundation movement, roof damage, HVAC problems, plumbing issues, electrical concerns, water damage, drainage problems, outdated finishes, or other deferred maintenance. Photos are helpful, especially when they are clear, labeled, and tied to specific value concerns.
For the 2026 tax year, try to show that the issue existed as of January 1, 2026. If the damage was present before that date, organize your evidence in a way that makes the timeline clear.
Collect Repair Estimates, If Available
Repair estimates can help show the cost and seriousness of condition issues. A statement that a home “needs work” is less persuasive than a written estimate from a contractor, roofer, foundation company, plumber, electrician, or HVAC professional.
If you have inspection reports, invoices, contractor proposals, or photos connected to the estimate, include them. These documents help explain why your home should not be valued the same as a similar home in better condition.
A repair estimate does not always reduce the appraised value dollar-for-dollar, but it can provide support for an adjustment.
Check for Incorrect Property Details
Errors in the appraisal district’s records can affect your value. Before the hearing, compare the property record with the actual home.
Common issues include incorrect square footage, wrong bedroom or bathroom count, an inaccurate garage description, a pool listed when there is no pool, incorrect lot size, wrong year built, or an inaccurate condition rating.
If you find a mistake, gather documentation that supports the correction. Photos, surveys, floor plans, builder records, closing documents, prior appraisals, or reliable measurements may help.
This is one of the simpler areas to prepare because you are not only arguing opinion. You are correcting the factual record.
Review Neighborhood Sales or Market Changes
Your home’s value should be considered in the context of your local market. Before your informal review or ARB hearing, look at what was happening in your neighborhood around late 2025 and early 2026.
Were similar homes selling below your appraised value? Were properties taking longer to sell? Were updated homes selling for much more than homes in original condition? Were price reductions becoming more common?
Neighborhood trends can help explain why the appraisal district’s value may be too high, especially if your property has condition, location, or marketability issues that broad mass appraisal data may not fully capture.
Understand When an Independent Appraisal May Help
Some property tax protests can be supported with sales data, photos, repair estimates, and corrected property information. Others may need stronger valuation support.
An independent appraisal may be useful when the value dispute is significant, comparable sales are difficult to interpret, the property has unusual features, the home needs major repairs, or the appraisal district’s value appears disconnected from the market.
If the dispute depends on the market value of the home, a tax appeal appraisal may help provide independent valuation support.
Organize Your Evidence Before the Hearing
Before your ARB hearing, organize your evidence into a simple package. Start with your notice, then include a short summary of the value you believe is supported. Follow with comparable sales, condition photos, repair estimates, corrected property details, and neighborhood market evidence.
Keep your presentation focused. The ARB hearing is not mainly about whether taxes feel too high. It is about whether the appraised value or property record should be corrected based on evidence.
Need Valuation Support Before Your ARB Hearing?
If you filed a Texas property tax protest for 2026, submitting the protest is only the first step. The next step is preparing evidence that supports your position.
Review your notice, gather comparable sales, document condition issues, collect repair estimates if available, check for incorrect property details, and review neighborhood market changes. If the value question is complex or the potential savings are meaningful, independent appraisal support may help you present a clearer case.
A well-prepared protest does not guarantee a lower value, but it gives the appraisal district and the ARB a better reason to take a closer look.
About the Author
Dirkmaat Appraisals provides residential appraisal services for homeowners, attorneys, lenders, and real estate professionals across Texas. The firm assists with property tax appeal appraisals, estate and date-of-death appraisals, divorce appraisals, pre-listing appraisals, PMI removal appraisals, and other residential valuation needs.
For homeowners preparing for a property tax protest, Dirkmaat Appraisals can provide independent valuation support based on comparable sales, property condition, market trends, and appraisal standards.