Property taxes can be a substantial financial burden for homeowners and commercial property owners, especially when your property is overvalued by the county appraisal district. An unfair assessment can inflate your tax bill by hundreds or thousands of dollars annually. Filing a property tax appeal—also known as a protest—allows you to challenge this valuation, but success depends on presenting a compelling case. While you can protest on your own, hiring a property tax consultant significantly increases your chances of securing a lower assessment. These professionals leverage their expertise, data, and strategic approach to build a robust case for your appeal. This comprehensive guide explores how consultants construct a strong property tax appeal, detailing their methods, tools, and strategies to help you understand their value and maximize your savings.

Why a Strong Case Matters

A property tax appeal is your opportunity to prove that your property’s assessed value is too high, either because it exceeds the fair market value or is unequal compared to similar properties. The process typically involves an informal review with an appraiser and, if necessary, a formal hearing before the Appraisal Review Board (ARB), an independent panel that decides your case. To succeed, you need clear, persuasive evidence presented within strict time limits—often just 5–10 minutes at the hearing. Mistakes, weak evidence, or poor preparation can undermine your appeal, leaving you stuck with an inflated tax bill.

Property tax consultants are experts in this process, with specialized knowledge of local appraisal methods, access to robust data, and experience presenting cases effectively. By building a strong case, they can reduce your assessed value, saving you money on your taxes. For example, lowering a $500,000 assessment by $50,000 at a 2.5% tax rate saves $1,250 annually. This guide breaks down the key strategies consultants use to achieve these results.

How Consultants Build a Strong Case

Consultants follow a systematic approach to construct a compelling appeal, combining research, analysis, and presentation skills. Here’s a detailed look at their methods:

1. Thorough Review of Your Appraisal Notice

The first step in any appeal is understanding your property’s assessment. Consultants meticulously review your appraisal notice to identify:

• Errors in Property Details: Mistakes like incorrect square footage, wrong number of bedrooms, or misclassified property type (e.g., residential listed as commercial) can inflate your value.
• Missing Exemptions: Unclaimed exemptions, such as homestead, senior citizen, or veteran exemptions, can increase your taxable value unnecessarily.
• Assessed Value vs. Market Trends: They compare your assessed value to recent sales in your area to determine if it’s unreasonably high.

How They Do It: Consultants cross-reference your notice with public records, property databases, and their own market knowledge to spot discrepancies. For example, if your home is listed as 3,000 square feet but is actually 2,800, they’ll document this error as a basis for a reduction.

Impact: Correcting errors alone can lead to significant savings, and identifying overvaluation sets the stage for a market-based appeal.

2. Gathering Robust Evidence

The strength of your appeal hinges on evidence that proves your property’s assessed value is too high. Consultants collect and analyze a wide range of data to build a persuasive case, including:

• Comparable Sales (Comps): They identify 3–5 recent sales (typically within 6–12 months) of properties similar to yours in size, age, location, and condition that sold for less than your assessed value. Unlike public websites like Zillow, consultants use professional databases (e.g., MLS or CoStar) for accurate, detailed sales data.
• Property Condition Documentation: They assess your property for issues that reduce its value, such as foundation cracks, outdated systems, or storm damage. They may visit your property or request photos, then obtain repair estimates to quantify the impact.
• Market Trends: Consultants analyze local market conditions, such as declining property values or oversupply, to argue that your assessment doesn’t reflect current realities.
• Unequal Appraisal Evidence: If your property is assessed higher than similar properties in your neighborhood, they compile data on these disparities to support an “unequal appraisal” argument.

How They Do It: Consultants leverage their access to proprietary data sources, local market expertise, and analytical tools to select the most relevant evidence. They prioritize comps that closely match your property and adjust for differences (e.g., lot size or upgrades) to strengthen their case.

Impact: High-quality evidence, like well-chosen comps or documented damage, can convince appraisers or the ARB to lower your value significantly.

3. Crafting a Market-Based Valuation Argument

Consultants use their evidence to construct a clear, data-driven argument that your property’s market value is lower than the assessed value. This involves:

• Market Value Approach: They calculate a proposed value based on comps, adjusting for differences like square footage or condition. For example, if three similar homes sold for $400,000, $410,000, and $405,000, they might argue your $450,000 assessment should be closer to $405,000.
• Condition-Based Adjustments: They quantify how issues like an outdated kitchen or roof damage reduce your property’s value compared to comps, often using repair estimates.
• Local Market Context: They highlight trends, such as a slowing real estate market, to support a lower valuation.

How They Do It: Consultants create a concise report or presentation summarizing their findings, often including tables comparing your assessed value to comps and visual aids like photos or charts. They tailor their argument to the appraisal district’s preferred valuation methods.

Impact: A well-crafted valuation argument, grounded in data, is more likely to persuade appraisers or the ARB to reduce your assessment.

4. Leveraging Local Expertise

Appraisal districts vary widely by state and county, with unique valuation methods, evidence preferences, and procedural rules. Consultants bring local expertise that enhances your appeal, including:

• Knowledge of District Practices: They know how your district calculates values (e.g., mass appraisal models) and what types of evidence carry the most weight.
• Familiarity with ARB Dynamics: They understand the ARB’s expectations, common questions, and decision-making patterns, allowing them to tailor their presentation.
• Relationships with Appraisers: While not influencing decisions, their professional rapport with district staff can facilitate smoother negotiations during informal reviews.

How They Do It: Consultants stay updated on local tax laws, attend ARB hearings regularly, and network with industry professionals to maintain their edge. For example, they might know that your county prioritizes comps within a half-mile radius or responds well to visual evidence.

Impact: Local expertise ensures your case aligns with district and ARB expectations, increasing the likelihood of a favorable outcome.

5. Preparing a Professional Presentation

At the ARB hearing (or informal review), consultants present your case clearly and persuasively within the limited time allowed. Their preparation includes:

• Organized Evidence: They compile a professional packet with comps, photos, repair estimates, and a summary report, making it easy for appraisers or the ARB to follow.
• Concise Delivery: They practice a 5–7 minute presentation that highlights key points, anticipates counterarguments, and requests a specific lower value.
• Visual Aids: They use charts, maps, or slides to illustrate comps or property issues, making the case more compelling.
• Professional Demeanor: They remain calm, respectful, and factual, even under questioning, to maintain credibility.

How They Do It: Consultants draw on their experience from dozens or hundreds of hearings to structure their presentation for maximum impact. They rehearse responses to common questions, like why certain comps were chosen.

Impact: A polished presentation can sway the ARB, especially when compared to less-prepared DIY efforts, leading to larger reductions.

6. Negotiating During Informal Reviews

Many appeals are resolved during an informal review with an appraiser before reaching the ARB. Consultants excel at negotiating in this setting by:

• Presenting Evidence Early: They share their strongest evidence upfront to encourage a quick resolution.
• Understanding Appraiser Perspectives: They know what appraisers look for and frame their argument accordingly (e.g., focusing on comps if the district prioritizes sales data).
• Proposing Reasonable Adjustments: They suggest a fair value that aligns with evidence, increasing the likelihood of agreement.

How They Do It: Consultants use their rapport with district staff and knowledge of local practices to negotiate effectively, often securing reductions without a hearing.

Impact: Resolving the appeal informally saves time and can yield significant reductions without the formality of an ARB hearing.

7. Identifying and Maximizing Exemptions

In addition to lowering your assessed value, consultants check for unclaimed exemptions that reduce your taxable value, such as:

• Homestead Exemption: Lowers the taxable value of your primary residence.
• Senior or Disabled Exemptions: Offers additional reductions or tax freezes.
• Veteran Exemptions: Provides partial or full relief for qualifying veterans.
• Agricultural or Historical Exemptions: Applies to specific property uses.

How They Do It: Consultants review your property record and ask about your eligibility, then file applications or correct errors to ensure exemptions are applied.

Impact: Exemptions can save hundreds or thousands annually, compounding the savings from a reduced assessment.

8. Following Up After the Appeal

After the appeal, consultants ensure the outcome is implemented correctly and plan for future years:

• Verify the New Assessment: They check that the district applies the agreed-upon value to your tax bill.
• Advise on Appeals: If the ARB ruling is unfavorable, they recommend options like binding arbitration or district court (weighing costs vs. savings).
• Plan for Annual Protests: They monitor your property’s value to file protests in future years, keeping your assessment fair.

How They Do It: Consultants maintain detailed records and stay in contact with the district to confirm compliance. They may offer ongoing services to manage annual protests.

Impact: Proper follow-up ensures you receive your full savings and prevents future overvaluations.

Why Hire a Consultant?

Consultants build stronger cases than most property owners can on their own due to:

• Access to Data: Professional databases provide more accurate comps than public websites.
• Local Expertise: Knowledge of your district’s quirks and ARB tendencies.
• Time Savings: Handling research, filing, and hearings frees you from a complex process.
• Higher Success Rates: Their experience and presentation skills lead to better outcomes.
• Contingency Fees: Many charge only if they reduce your taxes (e.g., 30–50% of savings), minimizing risk.

Example: A consultant reduces a $600,000 assessment to $550,000 and secures a $25,000 homestead exemption. At a 2% tax rate, the total savings are $1,500 annually. A 40% contingency fee ($600) leaves a net savings of $900.

Real-World Example

Consider John, a homeowner with a $450,000 assessment he believes is too high. His consultant:

• Finds comps showing similar homes sold for $410,000–$420,000.
• Documents a leaky roof with a $10,000 repair estimate.
• Presents a polished case at the ARB, arguing for a $415,000 value.
• Secures a $30,000 reduction and a missed homestead exemption ($25,000).

At a 2.5% tax rate, John saves $1,375 annually ($750 from the reduction, $625 from the exemption), netting $825 after a $550 contingency fee.

Choosing the Right Consultant

To ensure a strong appeal, select a consultant with:

• Local Experience: Familiarity with your county’s appraisal district.
• Credentials: Certifications or membership in groups like the National Association of Property Tax Professionals.
• Transparent Fees: Preferably contingency-based, with clear terms.
• Positive Reviews: Check online feedback or ask for references.

Action Tip: Contact consultants for a free consultation to assess their approach and your case’s potential.

Taking the First Step

If you suspect your property is overvalued, hiring a property tax consultant can build a strong appeal and save you money. Start by reviewing your appraisal notice and comparing your assessed value to recent sales. Then, reach out to a reputable consultant to discuss your case. With their expertise, you can navigate the appeal process confidently and achieve a fairer tax bill.

For more information, visit your county appraisal district’s website or contact a licensed property tax consultant for personalized advice.

Disclaimer: Property tax laws and procedures vary by state and county. Always verify local rules with your appraisal district or a qualified professional. This guide is for informational purposes and does not constitute legal advice.

The Prosper and Celina real estate markets remained active in March 2025, with a total of 183 homes sold across the two cities. According to recent data, the area continues to experience steady growth and demand, reflecting broader trends in the Dallas-Fort Worth metroplex.

Key highlights include:

• 183 homes sold between Prosper and Celina.
• Median home sale price remained strong, showcasing the area’s continued desirability.
• Average days on market saw slight fluctuations compared to March 2024, indicating a healthy balance between supply and demand.
• New listings have kept the market fresh, offering a variety of options for prospective buyers.

This positive momentum suggests that Prosper and Celina remain attractive destinations for both families and investors seeking vibrant communities with strong growth potential.

Stay tuned for more local real estate news and market insights!

source
This news article is based on information from:
Community Impact-“183 homes sold in Prosper, Celina, more real estate news from March” ( April 25, 2025). Retrieved from:https://communityimpact.com/dallas-fort-worth/prosper-celina/real-estate/2025/04/22/183-homes-sold-in-prosper-celina-more-real-estate-news-from-march/

As McKinney, Texas, continues to experience significant population growth, city officials have announced a comprehensive $500 million investment in water infrastructure projects slated for fiscal years 2025 through 2029.​

This ambitious initiative, part of the city’s Capital Improvements Program, encompasses the installation of new water lines, utility relocation efforts, replacement of aging infrastructure, and enhancements to existing facilities across McKinney.​

“The growth of our water system parallels the growth of the development community,” said Ryan Gillingham, McKinney’s Director of Public Works. He emphasized that the city’s water master plan guides these infrastructure decisions to ensure sustainable development.​

McKinney sources its water from the North Texas Municipal Water District (NTMWD), which services over 2 million residents across North Texas, including McKinney and 12 other member cities. The NTMWD’s wholesale water rate is set at $3.85 per 1,000 gallons for Fiscal Year 2024-25, marking a nearly 29% increase since FY 2020-21. More than half of the revenue from these rates is allocated to capital projects aimed at expanding and upgrading the regional water infrastructure.​

“We rely on North Texas [Municipal Water District] to be the regional water supplier, and as the region continues to expand, so does the need to provide more water to be able to support that additional growth,” Gillingham noted.​

The city’s proactive approach to water infrastructure is a response to the increasing demand and consumption patterns observed over the past decade. According to NTMWD Communications Director Alex Johnson, there has been a general uptick in water usage across the service area from 2014 to 2024, a trend not unique to McKinney.​

This significant investment underscores McKinney’s commitment to ensuring that its water infrastructure keeps pace with its rapid development, safeguarding the city’s future water needs.​

Source
This news article is based on information from
Community Impact -“McKinney officials plan $500M in water infrastructure projects as regional officials prepare for growing water needs” ( April 25, 2025). Retrieved from:https://communityimpact.com/dallas-fort-worth/mckinney/development/2025/04/25/mckinney-officials-plan-500m-in-water-infrastructure-projects-as-regional-officials-prepare-for-growing-water-needs/

The City of Frisco has scheduled a temporary closure of the northbound Dallas Parkway frontage road between Stonebrook Parkway and Cotton Gin Road. The closure will begin at 5 a.m. on Saturday, April 26, 2025, and is expected to last until 5 a.m. on Monday, April 28, 2025. During this period, the northbound Dallas North Tollway (DNT) exit ramp to Cotton Gin Road and Main Street will also be closed.

This roadwork is part of the North Texas Tollway Authority’s (NTTA) ongoing DNT widening project, which aims to add a fourth lane in both directions between the Sam Rayburn Tollway and US 380. Alongside this, the City of Frisco is expanding the frontage roads to accommodate the area’s growing traffic demands. Detour routes for both southbound and northbound traffic are outlined in the city’s map to help drivers navigate during the closure.

Stay prepared and plan your routes ahead to avoid delays

source
This news article is based on information form:
Friscotexas.gov- “NB Dallas Parkway & SB Dallas North Tollway closed at Stonebrook Pkwy. April 26-28” ( April 25,2025). Retrieved from:https://www.friscotexas.gov/CivicAlerts.aspx?AID=2361

Frisco voters are set to decide on two significant ballot measures on May 3, 2025, concerning the proposed Frisco Center for the Arts—a project estimated to cost between $300 million and $340 million. The city seeks approval to issue up to $160 million in bonds, which would partially fund the development of this expansive performing arts facility.​

The envisioned center aims to enhance Frisco’s cultural landscape by featuring a 2,800-seat performance hall capable of hosting Broadway shows and major touring acts. Additionally, a 300- to 400-seat community hall is planned, primarily for use by Prosper Independent School District (PISD) students, while also serving local organizations and events. The facility will include support spaces, rehearsal areas, and visual arts creative spaces.​

Importantly, city officials have clarified that the approval of these propositions will not lead to an increase in property tax rates. The first proposition seeks authorization for the Economic Development Corporation to allocate sales and use tax revenues toward the project. The second proposition involves the city’s issuance of bonds to fund the arts center. It’s worth noting that passing these measures would not equate to final approval of the project itself; a subsequent City Council vote will determine the project’s future.​

In terms of partnerships, PISD has expressed strong support, having signed a letter of intent in October 2024 to contribute $100 million from its previously approved arts facility bond. Furthermore, the city has engaged Frisco Live, a nonprofit organization affiliated with The John Gore Organization, to operate the center. This collaboration could bring a “Broadway Frisco” program to the city, similar to existing programs in Dallas.​

While these developments mark significant progress, additional funding—potentially from private and corporate donors—will be necessary to fully realize the project. Community groups like Smart Frisco have emerged to advocate for the center, emphasizing its potential to enrich the city’s cultural offerings and provide valuable opportunities for students.​

Early voting is currently underway and will continue through April 29. Residents are encouraged to participate in this pivotal decision that could shape Frisco’s cultural and educational landscape for years to come.​

Source
This news article is based on information from:
Community Impart-“Frisco voters to consider $160M for arts facility” ( April 23, 2025). Retrieved from:https://communityimpact.com/dallas-fort-worth/frisco/election/2025/04/23/frisco-voters-to-consider-160m-for-arts-facility/

Property taxes are a significant expense for homeowners, business owners, and real estate investors, often representing one of the largest annual costs associated with property ownership. If your property is overvalued by your county appraisal district, you could be paying more than your fair share. Filing a property tax protest is a powerful way to challenge an unfair assessment and reduce your tax bill, but timing is critical. Most appraisal districts impose strict deadlines—typically 30–45 days after receiving your appraisal notice or by May 15 in some states—and missing these deadlines can lock you into an inflated tax bill for the year. This comprehensive guide explains why timely property tax protest filing is essential, the consequences of missing the deadline, and practical steps to ensure you act on time to maximize your savings.

Why Timely Filing Matters

Property taxes are based on the assessed value of your property, as determined by your local appraisal district. This value is meant to reflect the fair market value—what your property would sell for under normal conditions. However, appraisal districts can make errors, such as overestimating your property’s value, misclassifying features, or failing to account for issues like structural damage. These mistakes can inflate your tax bill significantly. For example, if your home is assessed at $500,000 but should be $450,000, a 2.5% tax rate means you’re overpaying by $1,250 annually.

Filing a protest on time allows you to challenge these errors and secure a lower, fairer assessment. However, appraisal districts enforce strict deadlines to ensure the tax roll is finalized efficiently. Missing the deadline typically means you can’t protest until the next tax year, leaving you stuck with an unfair tax bill for the current year. Timely filing is your opportunity to protect your finances and ensure you’re taxed equitably.

The Consequences of Missing the Protest Deadline

Failing to file your property tax protest by the deadline has several significant consequences:

• Locked-In Overpayment: If your property is overvalued, you’ll pay higher taxes for the entire year. For high-value properties, this could mean thousands of dollars in unnecessary costs.
• Lost Savings Opportunities: A successful protest can reduce your assessed value, saving you money not just this year but in future years, as districts often base subsequent valuations on prior assessments.
• Limited Recourse: Most appraisal districts offer no formal protest options after the deadline, though you may be able to request corrections for clerical errors or apply for exemptions (see below).
• Penalties for Non-Payment: If an inflated tax bill strains your budget, delaying payment past the due date (typically January 31) can lead to penalties (e.g., 6–12% plus interest).
• Missed Momentum: Protesting regularly keeps your assessment in check. Missing a year can allow overvaluations to compound, making future protests harder.

Example: A commercial property assessed at $2 million, but worth $1.8 million, could cost an extra $6,000 annually at a 3% tax rate if the deadline is missed. Filing on time could have corrected this, saving thousands.

Key Benefits of Timely Protest Filing

Filing your property tax protest on time offers several advantages that can save you money and reduce stress:

1. Opportunity to Correct Overvaluations

Timely filing gives you access to the full protest process, including informal reviews with appraisers and formal Appraisal Review Board (ARB) hearings. You can present evidence—like comparable sales, property damage photos, or appraisal errors—to argue for a lower value. A successful protest directly reduces your tax bill.

Example: Reducing a $350,000 assessment by $30,000 at a 2% tax rate saves $600 annually.

2. Access to Exemptions and Deductions

Filing a protest often prompts a review of your property’s record, which can uncover unclaimed exemptions, such as homestead, senior citizen, or veteran exemptions. These can further lower your taxable value, compounding your savings. Some exemptions have separate deadlines, but addressing them during a protest ensures they’re applied correctly.

Example: A homestead exemption of $25,000 plus a $20,000 protest reduction saves $1,100 at a 2.5% tax rate.

3. Protection Against Future Overvaluations

A successful protest sets a precedent for future assessments, as appraisal districts often use prior values as a baseline. Filing on time keeps your valuation fair year after year, preventing creeping overassessments.

4. Avoidance of Penalties and Stress

By filing on time and potentially lowering your tax bill, you reduce financial strain and avoid penalties for late tax payments. The protest process also gives you a sense of control, reducing the stress of feeling overtaxed.

5. Opportunity for Professional Representation

Filing on time allows you to hire a property tax consultant, who can manage the process and increase your chances of success. Many consultants work on contingency, charging only if they reduce your taxes, making timely filing a low-risk investment.

Steps to Ensure Timely Protest Filing

To avoid missing the protest deadline and maximize your chances of success, follow these practical steps:

1. Review Your Appraisal Notice Immediately

Your appraisal notice, typically mailed in the spring, includes your property’s assessed value, exemption details, and the protest deadline. Review it as soon as you receive it to:

• Check for errors (e.g., wrong square footage, missing exemptions).
• Compare the assessed value to recent sales of similar properties using tools like Zillow, Redfin, or your county’s property search portal.
• Note the protest deadline, usually 30–45 days from the notice date or May 15.

Action Tip: Set a calendar reminder for the deadline and start gathering evidence if the value seems high.

2. Understand the Deadline and Process

Confirm the exact deadline with your appraisal district, as it varies by state and county. Some districts allow filing by a fixed date (e.g., May 15), while others tie it to the notice date. Familiarize yourself with the protest process:

• Obtain the protest form from the district’s website or office.
• File online, by mail, or in person, ensuring submission before the deadline.
• Pay any small filing fee, if required (often $10–$25, sometimes waived).

Action Tip: Visit your appraisal district’s website for a protest guide or FAQ. Contact their office with questions about forms or deadlines.

3. Gather Evidence Early

A strong protest requires evidence that your property is overvalued. Start collecting data as soon as you receive your notice:

• Comparable Sales: Find 3–5 recent sales (within 6–12 months) of similar properties that sold for less than your assessed value.
• Property Issues: Document conditions that lower your value, like foundation cracks or outdated fixtures, with photos and repair estimates.
• Appraisal Errors: Identify mistakes in the district’s records, such as incorrect lot size or misclassified features.

Action Tip: Organize evidence in a binder or digital folder, including a table comparing your assessed value to comps’ sale prices.

4. File Your Protest Promptly

Submit your protest form well before the deadline to avoid last-minute issues like technical glitches or mail delays. Include:

• Your property’s account number and details.
• The reason for your protest (e.g., “market value too high” or “unequal appraisal”).
• Supporting evidence, if required at filing (some districts allow evidence later).

Action Tip: Keep a copy of your protest form and submission confirmation (e.g., email receipt or postmark) as proof of timely filing.

5. Consider Hiring a Property Tax Consultant

If you’re worried about missing the deadline or navigating the process, a property tax consultant can ensure timely filing and a strong case. They offer:

• Deadline Management: Filing your protest accurately and on time.
• Expert Evidence: Access to robust sales data and local market insights.
• Hearing Representation: Presenting your case professionally at the ARB hearing.
• Contingency Fees: Many charge only if they reduce your taxes, minimizing risk.

Action Tip: Choose a consultant with local experience and positive reviews. Contact them early to allow time for case preparation.

6. Prepare for the Protest Process

After filing, you’ll either attend an informal review with an appraiser or proceed to an ARB hearing. Prepare by:

• Practicing a 2–3 minute summary of your case, focusing on your strongest evidence.
• Organizing your evidence clearly for presentation.
• Reviewing your district’s hearing procedures online.

Action Tip: Schedule any informal review or hearing as soon as possible to stay on track.

What If You’re At Risk of Missing the Deadline?

If you’re nearing the deadline and haven’t filed, take these urgent steps:

• File a Basic Protest: Submit the protest form with minimal evidence, stating “market value too high.” You can often submit additional evidence later.
• Use Online Filing: Many districts offer online portals, which are faster than mail or in-person submissions.
• Contact the District: Call to confirm the exact deadline and ask about same-day filing options (e.g., drop-off at the office).
• Hire a Consultant Immediately: A consultant can expedite filing, even at the last minute, ensuring compliance.

Action Tip: Don’t delay—file even a simple protest to preserve your right to challenge the assessment.

What If You’ve Already Missed the Deadline?

If the deadline has passed, you’re not entirely out of options, but your choices are limited:

• Request Corrections: Ask the district to correct clerical errors (e.g., wrong square footage) or apply missed exemptions (e.g., homestead).
• Pay Under Protest: In some states, paying your taxes “under protest” preserves your right to seek a refund if you later win a correction.
• Prepare for Next Year: Update your contact information, gather evidence, and set reminders to file on time next year.

Action Tip: Read our blog post, “Missed the Protest Deadline? Here’s What to Do,” for detailed strategies on late options and future planning.

Real-World Example

Consider Lisa, a homeowner whose property is assessed at $400,000, but similar homes sold for $360,000. She receives her appraisal notice on April 10, with a May 15 protest deadline. By acting promptly:

• Lisa files her protest on April 25, including comps and photos of outdated plumbing.
• She attends an ARB hearing, securing a $35,000 reduction.
• She also applies for a homestead exemption ($25,000), further lowering her taxable value.

At a 2.5% tax rate, Lisa saves $1,500 annually ($875 from the reduction, $625 from the exemption). If she had missed the deadline, she’d have overpaid by $1,500 for the year.

Common Mistakes to Avoid

• Ignoring the Appraisal Notice: Delaying your review can cause you to miss the deadline.
• Assuming Extensions Are Available: Most districts don’t grant extensions unless you prove extraordinary circumstances (e.g., not receiving the notice).
• Filing Incomplete Forms: Double-check your protest form for accuracy to avoid rejection.
• Underestimating Evidence: Weak evidence reduces your chances of success, so start gathering data early.
• Not Paying Taxes: Even if you plan to protest next year, pay your taxes by the due date to avoid penalties.

Why Timely Filing Is Worth the Effort

Filing your property tax protest on time is a proactive step to ensure you’re not overpaying. The benefits—lower tax bills, long-term savings, and fairness—far outweigh the effort of preparing and filing. By acting promptly, you can correct errors, claim exemptions, and keep your property’s assessment in check, saving hundreds or thousands annually.

Taking the First Step

Don’t let the protest deadline catch you off guard. Review your appraisal notice as soon as it arrives, check for errors, and compare your assessed value to recent sales. If the value seems high, gather evidence and file your protest well before the deadline. For a stress-free process, consider hiring a property tax consultant to handle the filing and maximize your savings.

For more details, visit your county appraisal district’s website or contact their office for protest forms, deadlines, and resources. Taking action now can save you money and give you peace of mind.

Disclaimer: Property tax laws and procedures vary by state and county. Always verify local rules with your appraisal district or a qualified professional. This guide is for informational purposes and does not constitute legal advice.

American Airlines has announced the launch of a new nonstop service from Dallas Fort Worth International Airport (DFW) to Puerto Escondido International Airport (PXM) in Mexico, set to commence on December 3, 2025. This addition marks the airline’s 30th destination in Mexico, reinforcing its position as the leading U.S. carrier in the country.​

The new route will operate twice weekly, on Wednesdays and Sundays, utilizing an Embraer E175 aircraft operated by American Eagle. Puerto Escondido, located on the Pacific coast of Oaxaca, is renowned for its pristine beaches, vibrant nightlife, and surf culture, making it an increasingly popular destination for travelers seeking tropical and relaxing getaways.

“Puerto Escondido is quickly becoming a top destination for travelers in search of tropical and relaxing getaways, and we are confident that our new service from Dallas-Fort Worth will offer our customers the opportunity to experience a unique part of Mexico,” said José A. Freig, American Airlines’ Vice President of International, Contact Center Operations and Service Recovery. ​

This expansion is part of American Airlines’ broader strategy to enhance its international network. Earlier this year, on March 5, the airline commenced daily nonstop flights from DFW to Tampico International Airport (TAM) in Mexico, operated with an Embraer 170 aircraft. ​

With the addition of Puerto Escondido, American Airlines will offer 780 weekly flights to Mexico, more than any other U.S. airline, providing travelers with unparalleled access to diverse destinations across the country.​

For more information or to book flights, visit www.aa.com

source

This news article is based on information from:
Community Impact-“American Airlines announces new flight from DFW Airport to Mexico in late 2025” ( April 24, 2025). Retrieved from:https://communityimpact.com/dallas-fort-worth/grapevine-colleyville-southlake/transportation/2025/04/24/american-airlines-announces-new-flight-from-dfw-airport-to-mexico-in-late-2025/

The Texas Education Agency (TEA) has awarded McKinney Independent School District (MISD) a “B” rating for the 2022-23 academic year, reflecting the district’s commitment to student achievement and progress. This rating, released on April 24, 2025, comes after a two-year delay due to legal challenges involving over 50 districts, including MISD, Frisco ISD, Prosper ISD, Richardson ISD, and Dallas ISD .​

Performance Highlights:

• MISD achieved an overall score of 85 out of 100, corresponding to a “B” rating.
• Out of the 29 campuses evaluated:
  • 10 campuses received an “A” rating.
  • 12 campuses received a “B” rating.
  • 6 campuses received a “C” rating.
  • 1 campus received an “F” rating.
• Frazier Elementary was not included in this evaluation as it opened in the 2023-24 school year.​

The TEA’s accountability system assesses districts based on three domains: Student Achievement, School Progress, and Closing the Gaps. MISD’s consistent performance, including a previous “B” rating with a score of 89 in both the 2018-19 and 2021-22 school years, underscores its dedication to providing quality education .​

Due to ongoing legal proceedings, the TEA has not released ratings for the 2023-24 school year. However, ratings for the 2024-25 school year are anticipated to be issued in August 2025 .​

Source
This news article is based on information from:
Community Impact -“McKinney ISD gets ‘B’ rating from state agency for 2022-23 school year” ( April 24, 2025). Retrieved from:https://communityimpact.com/dallas-fort-worth/mckinney/education/2025/04/24/mckinney-isd-gets-b-rating-from-state-agency-for-2022-23-school-year/

Missing the property tax protest deadline can feel like a major setback, especially if you believe your property is overvalued and you’re paying more taxes than necessary. Property tax protest deadlines, typically 30–45 days after receiving your appraisal notice or by May 15 in some states, are strict, and failing to file on time often means you can’t challenge your assessment until the next year. However, all is not lost. This comprehensive guide outlines actionable steps you can take if you missed the protest deadline, helping you reduce your tax burden now and prepare for future opportunities. Whether you’re a homeowner, business owner, or real estate investor, these strategies can empower you to address an unfair assessment and save money.

Why Missing the Deadline Matters

The property tax protest deadline is critical because it’s your window to formally challenge your property’s assessed value, which determines your tax bill. An overvaluation—due to errors like incorrect square footage, outdated market data, or unaccounted property issues—can inflate your taxes significantly. For example, if your $400,000 home is overvalued by $50,000 at a 2.5% tax rate, you’re overpaying by $1,250 annually. Missing the deadline typically locks you into that assessment for the year, but there are still ways to mitigate the impact and plan ahead. Below are the steps to take if you’ve missed the deadline, along with practical tips to maximize your options.

Step 1: Understand Why You Missed the Deadline

Before taking action, clarify why you missed the protest deadline to identify potential remedies. Common reasons include:

• Didn’t Receive the Appraisal Notice: If the appraisal district sent your notice to the wrong address or it was lost in the mail, you may have grounds to request an exception.
• Unaware of the Deadline: New homeowners or those unfamiliar with the process might not realize the deadline’s importance.
• Life Circumstances: Illness, travel, or other personal issues can cause you to miss the cutoff.
• Late Notice Delivery: In rare cases, the district may have sent the notice too close to the deadline, limiting your response time.

Action Tip: Contact your appraisal district to confirm the deadline and explain your situation. Document any issues, like an incorrect mailing address, as this could support a request for leniency.

Step 2: Check for Late Protest Options

Some appraisal districts allow late protests under specific circumstances, often referred to as “good cause” or “late-filed” protests. While not guaranteed, these options can give you a chance to challenge your assessment after the deadline. Here’s how to explore this:

• Review Local Rules: Check your appraisal district’s website or contact their office to see if they accept late protests. Some states, like Texas, allow late filings if you can prove good cause, such as not receiving the appraisal notice or facing extraordinary circumstances (e.g., hospitalization).
• File a Motion for Late Hearing: In certain jurisdictions, you can submit a written request to the Appraisal Review Board (ARB) explaining why you missed the deadline. Include evidence, such as medical records or proof of an incorrect address.
• Act Quickly: Even for late protests, there’s often a secondary deadline (e.g., 60 days after the original cutoff). Submit your request as soon as possible to avoid further delays.

Action Tip: Prepare a concise explanation of your situation and gather supporting documents (e.g., a hospital bill or returned mail). Call the appraisal district to confirm the process and required forms.

Step 3: Request a Correction for Clerical Errors

If you missed the protest deadline, you can still request a correction for certain errors in your property’s appraisal. Many states allow corrections for “clerical” or “substantial” errors without a formal protest, even after the deadline. Examples include:

• Clerical Errors: Incorrect square footage, wrong number of bedrooms, or misclassified property type (e.g., residential listed as commercial).
• Substantial Errors: Some jurisdictions allow corrections for errors that significantly inflate your value, such as a valuation based on the wrong property.
• Exemption Oversights: If an exemption (e.g., homestead or senior) was not applied, you can request it retroactively in some cases.

How to Proceed:

• Contact your appraisal district to inquire about their error correction process. They may have a specific form, like a “Motion for Correction of Appraisal Roll.”
• Provide evidence, such as property records, photos, or exemption applications, to support your claim.
• Note that corrections are typically limited to clear mistakes, not disagreements over market value.

Action Tip: Review your appraisal notice for inaccuracies and compare it to public records on your district’s website. Submit your correction request promptly, as some states have a deadline for this (e.g., within a year of the tax year).

Step 4: Apply for Exemptions to Reduce Your Taxable Value

Even if you can’t protest your assessment, applying for exemptions can lower your taxable value and reduce your tax bill. Many exemptions can be filed after the protest deadline, sometimes retroactively. Common exemptions include:

• Homestead Exemption: Reduces the taxable value of your primary residence (e.g., by $25,000–$50,000 in some states) and may cap annual value increases.
• Senior Citizen Exemption: Offers additional reductions or tax freezes for those over 65.
• Disabled Person Exemption: Provides relief for qualifying individuals, often similar to senior exemptions.
• Veteran Exemption: Partial or full exemptions for veterans, especially those with disabilities.
• Agricultural or Historical Exemptions: For properties used for farming or designated as historic.

How to Proceed:

• Check your appraisal district’s website for a list of exemptions and application forms.
• Submit applications with required documentation (e.g., proof of residency or disability).
• Ask if retroactive exemptions are allowed, as some districts apply them to prior years, potentially resulting in a refund.

Action Tip: If you haven’t claimed exemptions, apply immediately. For example, a $25,000 homestead exemption at a 2% tax rate saves $500 annually. Contact the district to confirm deadlines and retroactive options.

Step 5: Pay Your Taxes to Avoid Penalties

While exploring options, ensure you pay your property taxes by the due date (typically January 31 of the following year) to avoid penalties and interest. If you believe your assessment is unfair, you can:

• Pay Under Protest: Some states allow you to pay your taxes while noting that you’re paying “under protest,” preserving your right to seek a refund if you later win a correction or appeal.
• Request a Payment Plan: If the tax bill is a financial burden, ask your tax collector about installment plans to spread payments over time.

Action Tip: Check your tax bill for instructions on paying under protest or setting up a payment plan. Keep records of your payment to document compliance.

Step 6: Prepare for Next Year’s Protest

If you can’t challenge this year’s assessment, start preparing for next year’s protest to ensure you don’t miss the deadline again. Here’s how:

• Update Your Contact Information: Confirm that the appraisal district has your correct mailing address to receive next year’s notice on time. Update it online or by contacting the district.
• Monitor Your Assessment: Review your current appraisal notice for errors or overvaluations to anticipate issues next year. Use public records to track comparable sales in your area.
• Set a Calendar Reminder: Mark the estimated protest deadline (e.g., mid-May or 30 days after the notice) for next year to stay proactive.
• Gather Evidence Early: Start collecting data, such as recent sales of similar properties or photos of property issues, to build a strong case.
• Consider a Consultant: A property tax consultant can manage next year’s protest, ensuring timely filing and a compelling case. Many work on contingency, charging only if they save you money.

Action Tip: Create a folder (digital or physical) for property tax documents, including your notice, comps, and exemption forms, to stay organized for next year’s protest.

Step 7: Explore Other Relief Options

If none of the above options work, consider alternative ways to reduce your property tax burden or seek relief:

• Tax Deferrals: Some states allow deferrals for seniors, disabled individuals, or veterans, letting you postpone taxes until you sell the property (with interest).
• Hardship Exemptions: Certain districts offer temporary relief for financial hardship, though eligibility is strict.
• Community Resources: Local nonprofits or legal aid organizations may offer free or low-cost assistance with tax issues, especially for low-income or elderly taxpayers.

Action Tip: Contact your appraisal district or tax collector to inquire about deferrals or hardship programs. Search for local organizations that support taxpayers in your area.

When to Hire a Property Tax Consultant

If navigating late options or preparing for next year feels overwhelming, a property tax consultant can be a game-changer. They offer:

• Expertise: Knowledge of local rules, including late protest exceptions or correction processes.
• Efficiency: Handling requests, evidence gathering, and future protests to save you time.
• Maximizing Savings: Identifying exemptions or errors you might miss, often on a contingency fee basis (paid only if they reduce your taxes).

Example: A consultant might secure a retroactive homestead exemption and correct a clerical error, saving you $1,000 this year and setting you up for a successful protest next year.

Action Tip: Choose a consultant with local experience and positive reviews. Ask about their fee structure (contingency preferred) and whether they can assist with late filings or exemptions.

Real-World Example

Consider Mark, a homeowner who missed his protest deadline because he was traveling. His home is assessed at $450,000, but similar homes sold for $410,000. Here’s how he responds:

• Checks for Late Options: Mark contacts the appraisal district but learns late protests aren’t allowed without good cause.
• Requests a Correction: He finds the district listed his home as 2,500 square feet instead of 2,300, securing a $10,000 value reduction, saving $250 at a 2.5% tax rate.
• Applies for Exemptions: Mark applies for a homestead exemption ($25,000), saving an additional $625.
• Prepares for Next Year: He updates his address, collects comps, and hires a consultant to file next year’s protest.

Total savings this year: $875, with a plan to save more next year.

Common Mistakes to Avoid

• Ignoring the Issue: Failing to act can lock in an unfair assessment, costing you more over time.
• Missing Exemption Deadlines: Some exemptions have separate cutoffs, so apply promptly.
• Not Paying Taxes: Delaying payment can lead to penalties (e.g., 6–12% plus interest), even if you plan to protest next year.
• Assuming It’s Too Late: Corrections, exemptions, or late filings may still be possible, so always check with your district.

Why Acting Now Matters

Even if you missed the protest deadline, taking action now can reduce your current tax bill through corrections or exemptions and position you for a successful protest next year. Every step—whether claiming a missed exemption or preparing evidence—helps you avoid overpaying and ensures your property is taxed fairly.

Taking the First Step

If you’ve missed the property tax protest deadline, don’t despair. Start by contacting your appraisal district to explore late protest options or corrections. Apply for any unclaimed exemptions, pay your taxes to avoid penalties, and begin preparing for next year’s protest. For personalized help, consider a property tax consultant to maximize your savings and streamline the process.

For more details, visit your county appraisal district’s website or call their office for forms, deadlines, and resources. Taking these steps now can save you money and give you peace of mind.

Disclaimer: Property tax laws and procedures vary by state and county. Always verify local rules with your appraisal district or a qualified professional. This guide is for informational purposes and does not constitute legal advice.