When Should You Protest Property Taxes in Texas? Follow This Timeline!

 Here’s what you need to know about the best time to protest property taxes in Texas:

• Spring is when tax value notices are mailed, rendition filings are due, and the protest deadline occurs.
• Summer to fall is when protest hearings are typically held.
• Fall is when tax bills for the current year are mailed to property owners.
• January is when taxes are due.
• Gill, Denson & Company can help you navigate the timeline and avoid missing deadlines.

January 1

Property values are assessed based on their value as of January 1 each year. Properties must be reappraised at least once every three years (Tax Code Section 25.18), but most districts reappraise annually. Mass appraisal methods are typically used to determine the value of many properties at once. They rely on available data, which may include errors or outdated information, without viewing properties in person, potentially leading to higher property tax bills.

Even if you suspect your bill is higher than it should be and would like to file a protest, you must still pay the estimated taxes due by the deadline.

April

Notices of Appraised Value are typically mailed by local appraisal districts in April. However, some counties take their time and send them out later in the Summer. You’ll receive a Notice if your value increased from the prior year, exceeded your rendered value, if the property wasn’t in the records last year, or if an approved exemption was reduced or canceled for the current year. We recommend contacting us as soon as possible after receiving this notice so we can start filing your protest!

April 15

April 15 is the last day to file Business Personal Property (BPP) Renditions. This is a form that identifies tangible personal property your business uses to generate income, such as equipment, inventory, furniture, and business vehicles. Failure to render or filing late will result in a 10% penalty.

May 15

Should you wish to protest property taxes, the deadline is May 15 or 30 days after your Notice of Appraised Value was postmarked (whichever is later). If the deadline date is a weekend or holiday, then it is pushed to the next business day. Be sure to contact us before this date so we can file your protest!

May to Fall

While some large counties start holding protest hearings in April, most appraisal districts hold them from May through the fall. This is when they review and address property tax protests, giving property owners the opportunity to present clear and convincing evidence that their property has been incorrectly valued. We highly recommend you hire a professional like us to assist with your protest and ensure the highest chance of success in lowering your tax bill.

October to November

Property tax bills are typically mailed to property owners in October and November. This bill will be due the following year by January 31. For example, you’ll receive your 2024 tax bill in the fall of 2024, but it will not be due until January 2025.

January 31

January 31 is the last day to pay your property taxes (for last year’s assessment) before late payment penalties are incurred. After this, penalty and interest charges are added on a monthly basis until paid. If you don’t receive your bill on time, the delinquency date will be postponed until at least 21 days after you receive it. Paying your taxes early may give you a discount of up to 3%, depending on the county you live in.

The expert property tax consultants at Gill, Denson & Company are ready to assist you with your property tax protest! Get started with our residential or commercial services today to get ahead of the next protest season.