We add FAQs as our customers ask them so please check back often for new topics or ask us questions.
Please read through everything when you can. You will be your own expert in no time.
The PropertyAxe team are techies, homeowners, and property tax pros with decades of experience fighting our own property taxes or property taxes for companies. We are based in San Antonio Texas and started PropertyAxe as a lab project, to take one problem and flip it over to see what's underneath it & then try to fix it. What we found was, few people protested their property taxes using Unequal Values in their neighborhoods but rather did standard Market Value protests, which have been the norm because that is how Appraisal Districts valuate property taxes each year. Simply put they use Sales in your area, and then you counter them at your protest with homes that sold for less. That is if you can even find comparisons without access to a real estate agent or an MLS.
The biggest problem with using Market Values is ... the Real Estate Market is Hot. You may not find any homes that sold for under your appraised value to use at your protest. But the County Appraisal District has already valued similar homes to yours for less in the past. (these are of Unequal Value to yours). These are what we find for you to use at your protest. It's hard for them to argue their past assessments of homes just like yours. 😊
Never has there been a way to find homes in mass to protest your own property taxes with. We also give you a report of these homes to bring to your protest. We always emphasize taking lots and lots of photos of anything wrong with your home or repairs needed as well, and we store and include them in your report too. We are currently in Beta so please check the FAQs below often or contact us with questions.
PropertyAxe.com updates the system 24/7 for every county we have Comparisons for. 2022 Appraised Values will take a couple of weeks to appear in our system and all customers will be notified when their values update. Do not fret, they are not needed for your Evidence Packet until your Informal Meeting Appointment which will not be for a few weeks after you mail your Protest Form.
You have until May 15th or 30 days from the date the appraisal district notice is delivered — whichever date is later.
No. We have created a way for you to fill out your protest from in less than 2 minutes to mail it, but you can also use the one that came with your Notice of Appraised Value, or download a blank form to fill out & mail or email it to your appraisal district. In many cases you can create an online account with your appraisal district also (if your county has that feature) and protest directly online.
You will receive an appointemnet date and time for an ARB hearing. Your appointment is often weeks or months after mailing your protest form to them. If you cannot attend at the appointed date/time, call the Appraisal District to reschedule.
The ARB stands for Appraisal Review Board. An ARB is a group of citizens authorized to resolve disputes between taxpayers and the appraisal district. The ARB hears taxpayer protests in formal hearings, but 70-90% of protests are resolved in informal meetings with appraisers.
Before your appointment time with the ARB you will be given the opportunity to meet with an appraiser to informally discuss your property taxes and to review your evidence of an unequal value or market value. This informal meeting is where you will want to reduce your property taxes. The ARB should be your last resort if you are not happy with the result of the informal meeting.
Excessive value: if you believe the appraisal district’s value on your home is too high. • Unequal value: if you believe the appraisal district appraised your home at a higher proportion of its value than most properties. • Failure to grant exemptions: if the chief appraiser denied your exemption application. • Failure to provide notice: if the appraisal district failed to provide notice that the value of your home changed.
You can call or write to your appraisal district and request your Appraisal Card (which has your home's details and stats of your home and land) VERIFY all the information is correct. You should also request the homes they used to appraise your property with (homes sold near you that they are using to determine your Market Value). We HIGHLY RECOMMEND you get both of these items prior to your informal meeting or ARB hearing and look them over carefuly to make sure they are correct or to find the things that are incorrect so you can use that information for your protest.
Bring your Evidence Packet that was created at PropertyAxe.com, it has Unequal Value Comps (comparisons) of the homes around you that are similiar to yours that the appraisal district has already determined have less value than yours. PHOTOS, PHOTOS, PHOTOS! You are not selling your house to an Appraiser, show them the worst of your home (i.e, cracks in walls, floors, brick, bad windows, outdated bathrooms, kitchen, AC, roof, etc.) Take photos of any and everything wrong with your house and print 2 or 3 copies so you can show them to the Appraiser at your informal meeting or at ARB Hearing.
If you are not happy with your Informal Meeting results you can go in front of the Appraisal Review Board (ARB) to show and explain your evidence. If you do not agree with the ARB’s decision, you may request binding arbitration if you qualify. • You can also appeal the decision to the state district court in the county in which your home is located. • In either case, you will have to make a partial payment of taxes before the delinquency date, usually the amount of taxes not in dispute. The cost of litigation is generally higher than any savings you might get if you win your lawsuit. We do not generally recommend pursuing anything beyond the ARB.
Yes you can also submit an appraisal on your home prepared by an independent appraiser. If you submit an independent appraisal, the appraisal district must prove your home’s value by “clear and convincing evidence.”
Fire reports, engineering reports, written estimates for repairs, sales price documentation; such as listings or closing statements. Sales Comparisons (Comps) of similiar homes near you that have sold for less than your appraised value (reach out to local real estate agents, many will look up and give you recent home sales near you if you ask nicely).
With few exceptions taxable property is to be appraised at market value as of Jan. 1st every year by your appraisal district. Market value is the price at which a property would sell for under the prevailing market conditions. Most property tax protests relate to the market value determined by the appraisal district, which is more difficult in many cases to protest if the real estate market is 'hot' in your area. PropertyAxe.com is based on Unequal Value for protests though. Both use similar evidence (photos, etc..) except the Comparisons 'Comps' are different. Market Value uses home sale comparisons in your area while Unequal Value uses similiar home comparisons that the appraisal district has already determined are of less value than yours.
No. CADs use mass appraisal which does not adjust for unique features or differences. The key, therefore, is to provide information (photos of disrepair, lacking features, repair estimates, etc.) that show how your home is different from sales or other homes in the neighborhood. This applies to both a Market Value and Unequal Value Protests.
You should consider using PropertyAxe.com's Unequal Value Comps if you feel that your house is appraised at a higher percentage of its true market value than comparable homes in your area. For example, your home is appraised at 100% of value while comparable homes are appraised at 85%. Make sure you bring your Evidence Packet of Comps and lots and lots of photos in and around your home to show any repairs and updates that are needed for your home.
Studies have shown that people who protest their own home property taxes receive better reductions than what professionals get. Also property tax consultants often charge much more than your savings will actually be.
Yes! The Appraisal District reappraises every property in the county each year. Your first time protesting, you will likely get the largest decrease, but protesting every year ensures you are not being taken advantage of by the Appraisal District. If you skip protests they assume you are okay with the increase and will keep raising your property value over time. Guaranteed.
It depends on when you bought the house. If you purchased the house before the appraisals are mailed, by all means, protest your taxes. If you purchased after January 1st or later, you will likely have to wait until next year, but call the appraisal district to find out. Regardless of if you protest your first year or not, be sure to file a Homestead Exemption if it is your primary residence.
Texas homestead exemption applies to a homeowner if you: Owned the property on January 1st, Occupied the property as your principal residence on January 1st, The homeowner or their spouse have not claimed a residence homestead exemption on any other property. The typical deadline for filing a county appraisal district homestead exemption application is April 30th. You can download the Homestead Exemption Form, and mail to your County Appraisal District. The exemption will remove $25,000 off the value of your home for school taxes. Win!
Age 65 or Older or Disabled Persons: For persons age 65 or older or disabled the Tax Code requires school districts to provide an additional $10,000 residence homestead exemption. The Tax Code also allows any taxing unit (town, city, county) to adopt a local option exemption too. This local option exemption cannot be less than $3,000. Disabled Veterans and Surviving Spouses of Disabled Veterans: The Tax Code provides a partial exemption for any property owned by a disabled veteran. The amount of the exemption varies depending on the disabled veteran's disability rating. The surviving spouse who remains unmarried and surviving children of a disabled veteran may also qualify for an exemption . To learn more about these & others follow this Link. The Homestead Exemption Form is the same though.
If you would like to see your current or past tax records or if you have questions about your property taxes or protests find your local County Appraisal District here.
You can protest 1 home and add as many as you wish for $20/each per year. We encourage you to help your friends and families lower their property taxes. If everyone protests their property taxes, property tax laws that are unfavorable to Texan homeowners more than almost any other state will begin to change.
When you do a search on PropertyAxe.com we will return a list of homes that are similiar to yours that have already been appraised by the Appraisal District for less value then your home. Sometimes there are a lot of results. Check the list for the closest matches to your home by square feet, bedrooms, baths or homes that have more features but are of less value. Use the delete icon to remove any you don't want on your list. These will be used for your Evidence Packet you will bring to your protest, so take a few minutes on this. If your results have no Comps or only a couple this means you may already be valued low for the features of your home in your area, OR we do not have enough data for your area yet. If this is the case, do not sign up for a paid account. You can always check back for free, so if/when Comps increase you can sign up then.
The data that is gathered at PropertyAxe.com comes from many sources. If you have missing or wrong information it is often because your home has not been sold in many years, not at all, or is brand new. It could also mean your home is not in our database for an unknown reason. This is an easy fix. Look up your home on Zillow, Redfin, Movoto, or your County Appraisal District to find the information to complete your Comps and contiue to the next step. We will be cleaning and perfecting our data as we get more users and sources.
Our job is to make software so you can protest your property taxes yourself. We can always give you pointers if you email us, and possibly in the future we will add consultant services but studies have shown you stand a better chance of a favorable result if you protest your property taxes as a homeowner than as a company.
If there are 4 or less Comparisons for your home on our map please DO NOT sign up for our service.You will need 5+ Comparisons to bring to your property tax protest with your Appraisal District. Check back a few times and each year. Values change.
No. Condos, Townhomes, Duplexes have many variables that make their traits uncommon with other locations which include amenities, parking, garages, location, etc.. Speak to your HOA or County Appraiser about the most effective way to protest property taxes.
Yes, BUT not all. You must also double check your home's facts if we do find them (sq ft, lot size, value, etc.. Counties often get these wrong) If you do not see comparisons it is likely because there are variables that make it's traits uncommon with other homes like land, location, age, etc.. Speak to your County Appraiser about the most effective way to protest property taxes.
No. Empty lots and acreage are not assessed the same way as improved property by your Appraisal District. Currently PropertyAxe.com focuses on single family homes only.
It is a limit on the amount of taxes you must pay on your primary home. If you qualify, school district taxes on your homestead cannot increase as long as you own and live in your home. The tax ceiling is the amount you pay in the year you qualified for the age 65 or older or disabled person exemption. Your school district taxes on your homestead may go below but not above the ceiling amount. Other taxing entities like towns and counties may also offer a tax ceiling when you turn 65 or if you are disabled. Call your Appraisal District to find out more before you turn 65.
At your informal meeting with appraisers the Appraisal District is NOT ALLOWED to raise the value of your home. 70-90% of all protests are settled in informal meetings. It 'could' happen if it's not settled in an informal meeting and you go to an ARB hearing, but that has only happened in 1% of all cases in Texas. We repeat 1%. -- That means you should always protest!
It is important you bring as 'many' photos of repairs needed and any disrepair of your home as possible, inside and out. Little things and big things, you are not trying to sell your house, you are doing the opposite. You can also include the area and neighbors, construction, industry, or anything that could reduce your home's value. When you upload your photos to PropertyAxe they are included with your Evidence Packet BUT we highly suggest, because of quality and quantity, you print at least 2 copies to bring with you to your informal meeting or your ARB hearing to show and to explain them to the appraisers. We recommend Walgreens or CVS for your prints (it's what do ourselves).
Simple as pie. Go to your 'Protests' in the main menu and Click 'See Report' on your property. This is will take you to your report page where the most Current Comps for the year will be. You can delete and keep any you wish from this page BEFORE Generating your Evidence Packet.
Regular Property Tax Consultants charge a High Annual Fee and/or a % of your savings. We Don't!
us for a deal
Checkout a few screenshots of Comps, Protests & Evidence Snippets.
110 E. Houston Street 7th Floor, San Antonio Texas 78205