Property taxes affect what you can comfortably afford and what you actually pay month to month. Even so, many Texas homeowners skip property tax protest season and miss a chance to lower their housing costs.
Texas does not levy an individual income tax, and property taxes here still rank among the highest in the country. That makes property taxes a big part of the real cost of owning a home in Texas.
Before You Protest: Know what the notice is actually showing
Market value is what the home would likely sell for on the open market.
Appraised value is the value assigned by the appraisal district.
Taxable value is the amount left after exemptions are applied.
Make sure your exemptions are in place
If this home is your primary residence, make sure your homestead exemption is on file. In 2026, Texas school districts provide a $140,000 general residence homestead exemption. Homeowners who are 65 or older or disabled receive an additional $60,000 school district exemption. Also remember that appraisal districts set values, while local taxing units set tax rates.
1. Appraised value ≠ true market value
A common thing we hear is, if I reduce my assessment, will my home not be worth as much if I sell? Appraised value does not equal market value in real estate transactions. There is no risk in Texas for you to protest yearly, only upside.
2. New homeowners have an additional incentive to protest
County Appraisal Districts (CADs) do not have the resources to visit every home each year. Instead, they rely on mass appraisal models with large datasets. That means new homeowners might buy a home for $420K but get assessed at $465K because of bad comparisons or old information. Protesting in year 1 of owning a home is especially important to lowering future tax bills.
3. Texas’s unequal appraisal is often the better angle
In Texas, you can challenge not only market value, but also whether your home was appraised higher than similar homes nearby. That equal and uniform argument is real Texas law. It usually takes solid comparable properties and better evidence than a simple complaint that the number feels too high.
4. It isn’t just about this year’s tax bill
Lowering one’s tax bill through protesting can affect subsequent years as well. Some CADs, like Bexar, are starting to honor successful protest appraised values for the following year as well. For homeowners, this means extra incentive to protest as you can receive multiple years of benefit.
5. The May 15 deadline comes fast
The Texas property tax protest deadline is May 15 or 30 days after notice, whichever comes later. As ubiquitous as advertising for Texas tax protests has become, most homeowners are still not aware of this date. Make sure you have a plan to file a protest, whether using a professional property tax agent like my firm Resolute, or protesting yourself, so you do not miss the deadline.
A Smart First Year Checklist
Review the notice for wrong square footage, condition, or other property details.
Compare your home with truly similar nearby properties.
Make sure your homestead exemption is filed if this is your primary residence.
Decide early whether you want to protest on your own or get professional help.
Do not wait until the deadline week to start gathering evidence.
About the Author:
Ed Buser is the President of Resolute Property Tax Solutions based in Dallas, Texas. Resolute has managed property tax protests for thousands of homebuyers throughout the state of Texas since 2010. In 2025, our client success rate was 84% and our average tax savings per customer was $1,945 while maintaining a 4.8-star average on 1,200+ Google Reviews. If you want to learn more, you can visit ResolutePTS.com.
Last year, Dallas County property owners saved nearly $1 billion, according to DCAD, by doing something most homeowners never consider: protesting their property tax assessments.
As a DFW rental property owner, I’ve been protesting the assessments on six properties every year since 2020. My Lake Texoma boat storage alone has seen total savings of over $10,000 since I started. This led me to get licensed as a property tax consultant and to launch a service, TaxDrop, to make it much easier for all owners.
If you’re in that majority not protesting to lower your bill, you’re likely overpaying.
Here’s why you should probably protest and how to actually do it.
Dallas Has Taxes Nearly Twice the National Average
DFW has one of the highest property tax burdens in the entire country. The metro ranks sixth in the nation among major metros, with a median property tax bill of $5,106 and an effective tax rate of 1.73%, nearly double the national average of 0.90%.
And those bills keep climbing. Dallas County residential market values jumped 15.56% last year alone, after the 12.67% increase the year before.
But most owners don’t know that just because DCAD says your home is worth a certain amount doesn’t mean they’re right. And it could be costing you thousands in overpaid taxes every year.
How Property Taxes and Protests Work
Property taxes in Texas are calculated using a simple formula:
Assessed Value × Tax Rate = Annual Property Taxes
The Dallas Central Appraisal District (DCAD) determines your property’s assessed value each year, estimating what your home would sell for on the open market as of January 1.
Local taxing entities, including the county, city, school district, and special districts, then apply their tax rates to that value. You can’t control the tax rates. But you can challenge the assessed value. That’s where the protest system comes in. Texas law gives every property owner the right to dispute their assessment if they believe it’s too high.
There are two main grounds for protest:
Market Value: Your assessed value exceeds what your home would actually sell for. If similar homes in your neighborhood are selling for $380,000 but DCAD says yours is worth $430,000, you’re overpaying.
Unequal Appraisal: Your property is assessed higher than comparable properties. Even if DCAD’s value might be close to market value, if your neighbor’s nearly identical home is assessed $50,000 lower, that’s unequal treatment, and that’s a valid reason to protest.
The Numbers Tell the Story
Let’s look at what actually happens when Dallas homeowners protest: 2024 Dallas County Protest Statistics:
84% success rate for informal protests
206,170 accounts protested (up from 162,060 in 2023)
$928 million in total tax savings
That 84% informal success rate means the odds are heavily in your favor. More than eight out of ten homeowners who challenge their assessment walk away with a reduction. The average protest doesn’t just shave off a few dollars. DCAD regularly reduces values by 10% to 15% for homeowners when you bring a good case with evidence.
On a $400,000 home at a 1.73% tax rate, a 15% reduction saves you over $1,000 annually. That savings also compounds, because a lower assessed value this year becomes the baseline for future years. The $1,000 you save now could mean $10,000+ over the next decade.
Signs You’re Probably Overassessed
Not sure if you have a case?
Look for these red flags:
Your assessment exceeds recent sales: Check what similar homes in your neighborhood actually sold for in the past 6 to 12 months. If your assessed value is 10% or more above those sales prices, you have strong grounds for a protest.
Your value jumped more than neighbors: DCAD should assess similar properties similarly. If your home went up 20% while the identical house next door only increased 8%, that’s an unequal appraisal, one of the strongest protest arguments.
Your property records have errors: DCAD’s data isn’t perfect. Common mistakes include wrong square footage, incorrect room counts, features you don’t have, like pools, garages, extra buildings, or outdated condition ratings. These errors inflate your assessment.
Physical issues aren’t reflected: Does your home have foundation problems? An aging roof? Outdated systems? DCAD’s mass appraisal doesn’t always account for property-specific condition issues that reduce market value.
You bought at the market peak: If you purchased in 2021 or 2022 when prices were at their highest, your assessment may still reflect that peak value even though the market has cooled.
Let’s run real numbers for a typical Dallas home. Before the protest:
Assessed value: $425,000
Tax rate: 1.73%
Annual taxes: $7,353
After 12% reduction:
New assessed value: $374,000
Annual taxes: $6,470
Annual savings: $883
After an 18% reduction with strong evidence:
New assessed value: $348,500
Annual taxes: $6,029
Annual savings: $1,324
Now multiply that by 5, 10, or 20 years of ownership. A single afternoon of work can put thousands of dollars back in your pocket over time.
How to Get Started
Dallas property owners have more power over their tax bills than most realize. Nearly $1 billion in savings last year proves that protesting works. Owners can either file a protest on their own or hire a licensed property tax consultant, like TaxDrop, to handle the process for them on a contingency basis, 25% of savings earned and $0 if there are no savings.
Hiring a consultant like TaxDrop is easily, go to TaxDrop.com, enter your address to see estimated savings, then enroll for service in about 3 minutes.
Worst case, you spend a few hours and end up with the same tax bill. At best, you’ll save $1,000 or more every single year. DCAD isn’t going to volunteer that you’re overpaying. The only way to find out and fix it is to protest.
AUTHOR BIO:
Ryder Meehan is the Co-Founder and COO of TaxDrop (taxdrop.com), a property tax appeal platform helping Texas and California homeowners reduce their property tax bills. A licensed property tax consultant and an active DFW real estate investor since 2010, Ryder is passionate about making property tax protests accessible to everyday homeowners.
If you own property in Dallas, you may feel like your property tax bill is higher than it should be. Many homeowners take tax assessments for granted, but these assessments are often inaccurate. The good news is that you have the right to protest these tax assessments and could save yourself thousands of dollars.
Protesting property taxes may seem complicated, but with the right approach, the process can be easier and more rewarding. This guide will explain why reviewing your tax assessment is important and the steps to successfully file a protest.
What Is a Property Tax Protest?
A property tax protest is the process of appealing the assessed value of your property set by your local assessment district. This assessed value determines how much property tax you pay each year. If the assessment is too high, your tax bill will go up. The goal of a protest is to ensure that your property is assessed fairly and accurately.
Inaccuracies can occur due to errors in the assessment or improper comparisons to similar properties in your neighborhood. Many homeowners who file a protest are successful in getting their taxes reduced.
Why You Should Protest Your Dallas Property Taxes Now
Paying too much? Here’s why challenging your assessment could save you thousands
1. Property Assessments Are Often Too High
Assessment districts use a mass assessment method that isn’t always accurate. Factors like neighborhood sales trends or ignoring the specific conditions of your home can lead to an overvalued property. By filing a protest, you can ensure a fairer assessment and pay your true value in taxes.
2. Reduce Your Tax Burden and Save Money
Dallas property taxes can be a major burden, especially as property values continue to rise. By lowering your assessed value, you can reduce your tax bill. You can use the savings for home renovations, paying off debt, or building your savings. While you can’t change your tax rate, you can still play a role as a voter in determining your local budget.
3. Ensure Transparency and Accountability
Protesting your property taxes isn’t just about saving money. It also ensures a more transparent assessment system. By filing a protest, you force the assessment district to prove that their assessments are accurate. This makes the process fairer for all homeowners.
4. Adapt to the Changing Real Estate Market
Assessment districts are often slow to adjust assessed values. If property values drop or the market weakens, you can protest to make sure your taxes reflect actual market conditions.
5. New Laws Could Impact Your Taxes
Texas lawmakers are considering major changes to property taxes. This includes increasing the home tax exemption from $100,000 to $140,000 and reducing school district taxes. However, these policies won’t take effect for the 2024 tax bill. By filing a protest now, you can get savings sooner without having to wait for regulatory changes.
What is the Dallas Property Tax Protest Process?
A step-by-step guide to lowering your tax bill the right way.
Step 1:File a Protest
Submit your protest to the Dallas Central Appraisal District (DCAD) by May 15 or within 30 days of the date your assessment notice is printed, whichever is later. You can file your protest online, by mail, or in person at a DCAD office.
Step 2: Gather Supporting Evidence
To support your protest, prepare evidence that your property’s assessed value is too high. This might include photos of property damage, repair estimates, sales data of similar homes in your area, or an independent third-party appraisal to support your claim.
Step 3: Attend an Informal Meeting
Before the formal hearing, you will have the opportunity to meet with a representative from the appraisal district. Here, you can present your evidence and negotiate a reduction in the assessed value. If approved, your case may be closed at this point.
Step 4: Attend a Hearing with the Appraisal Review Board (ARB)
If you can’t reach an agreement at the informal meeting, you can take your case to the Appraisal Review Board (ARB). The board will review your evidence and make a final decision on the value of the property to be used for taxes.
Step 5: Consider Professional Help
While you can handle the protest on your own, using a professional like Gill, Denson & Company can increase your chances of success. With a data-driven approach and tailored strategies, they can make sure your case is as strong as possible.
Why Hire Gill, Denson & Company?
Protesting your property taxes can be time-consuming and complicated, especially when you’re trying to maximize your savings. That’s where Gill, Denson & Company comes in:
Proven Results – Over 80% of their clients are successful in obtaining tax relief in 2024.
Personalized Approach – Unlike mass appeal firms, they handle each property individually, developing a strategy specific to each case.
Results-Based Pricing – No tax reduction, no fees. You only pay if they save you on your taxes.
Local Expertise in Dallas – With years of experience and strong relationships with local assessment districts, their team understands the ins and outs of the Dallas property tax system.
Client Success Stories
Real savings from homeowners and businesses who took action.
Homeowner in Dallas saves $25,648, reducing tax burden by 13.39%.
Commercial property in Las Colinas gets a 19.78% reduction, resulting in a tax savings of $15,607.
Gill, Denson & Company handles the entire process, from filing a protest to representing you at a hearing, so you don’t have to.
Upcoming Changes in 2025 Property Tax Laws
Texas lawmakers are proposing changes that could significantly alter property tax bills statewide:
Increased Homestead Exemption: The tax exemption would be increased from $100,000 to $140,000, providing significant relief for homeowners.
School Tax Rate Compression: School district tax rates would be further reduced to ease the financial burden on Texas taxpayers.
While these changes are promising, they likely won’t take effect until after the 2025 protest season. Filing a protest now ensures you don’t miss out on potential savings while you wait for the rule changes to take effect.
Exercise Your Legal Rights and Save More
Protesting your Dallas property taxes isn’t just about saving money—it’s about making sure you’re being treated fairly. If your home is overvalued or your taxes no longer reflect market conditions, taking action can make a real difference. Not sure where to start? Gill, Denson & Company is here to help. They have extensive experience handling Dallas property taxes and have helped 80% of their clients save on taxes in the past year.
Charles Denson is the Co-Founder of Gill, Denson & Company. He is a native Texan and has been involved in real estate for more than 10 years. While studying at the McCombs School of Business at the University of Texas at Austin, Charles began his real estate career in real estate accounting, followed soon after by multi-family sales and then progressed into owning commercial assets alongside partners and investors. Through extensive knowledge of commercial real estate, finance and hands-on operational experience, Charles launched Gill, Denson & Company alongside Richie and Morgan Gill to focus on a service that is critical to the prosperity of any real estate investment. As a tenured entrepreneur, Charles has challenged old ways of thinking in the property tax consulting industry, in order to do what he loves most: helping others. In his free time, Charles enjoys golfing, hunting and spending time on the beach with his wife and his golden doodle.
