ProtestTax | FAQ

Frequently Asked Questions

Texas law gives property owners the right to protest actions concerning their property tax appraisals. As a property owner, you have a right to protest the appraised value of your property every year. ProtestTax ("PT") represents residential and commercial property owners with their property tax protests. We prepare a custom analysis of your property to take before the appraisal district. Click through the FAQ below for more detailed information.

In most cases, the deadline to file a notice of protest is May 15th of every year. In the case that May 15th is a weekend or holiday, the deadline is extended to the next business day.

It is not too late to file a timely protest. In most cases, you have until May 15th to file a protest. However, if you have just received your notice of value for 2019, you may still have time.

Not every home is the same, and that’s why ProtestTax creates a personalized, custom analysis of your home. PT knows what evidence the District generally finds persuasive to lower your value. At the end of our protest, the District will individually appraise your home, and you will only pay taxes on what your home is actually worth.

No, a ProtestTax agent will personally attend all appraisal district hearings on your behalf.

ProtestTax's fees are based on a percentage of your tax savings:

  • For homes valued at less than $200,000, PT charges a reverse contingency fee of 50% of your tax savings.
  • For homes valued from $200,000 to $499,999, PT charges a reverse contingency fee of 45% of your tax savings.
  • For homes valued from $500,000 to $2,000,000, PT charges a reverse contingency fee of 40% of your tax savings.
  • For homes valued at more than $2,000,000, PT charges a reverse contingency fee of 35% of your tax savings.

For Commercial Properties: Contact us directly for pricing.

There is a chance, but it is very rare. Because a ProtestTax agent personally attends each hearing, we can often gauge the situation and if we suspects this may happen, we will promptly withdraw the case.

No, the appraisal district will not send someone to your property because they have been protested. At the hearing, a ProtestTax agent can request that the appraisal district visit the property if we believe that it is in our client’s best interest. In general, they do not have time to individually visit protested properties.

Say, for example, you purchased your home for $500,000 during the real estate boom and now the market value of your home is $400,000. With this 20% (or $100,000) reduction in market value, this will save you approximately $100,000 X 2.5% = $2,500 per year!!

No. Sometimes, your house actually is worth what they say it is. This is why you are only charged fees if your property taxes are lowered. If we are unable to reduce your property taxes, than you owe no fees at all!

Go back to the home page and click the "Start for Free" button. Fill out that form, and we will review and get in touch with you one way or another. If it looks like you have a promising case, we can discuss entering into a formal representation agreement to represent you regarding your property tax protests. Simply filling out the form does not commit either of us to taking any action, nor does it create a business relationship. It is just a way to get in touch with one another and allow us to evaluate your case. You may also click here to get started.

2019 is the year to protest for numerous reasons:

  • You may be paying too much in property taxes. The District's Mass Appraisal System does not always accurately reflect your home value.
  • Protesting this year can benefit you for years to come.
  • Tax rates in Texas are often ranked highest in the nation.
  • Bexar, Kendall, Comal and Guadalupe county average sales prices have increased with the recovery of the housing market.
  • Value is likely to increase- protest now to keep your property taxes under control.
  • Foreclosures can now be used to lower your property value.

Yes, ProtestTax works on all types of properties, including single-family, multi-family, duplexes, town homes, condos, apartments, lake houses and other various properties.

Refinancing does not affect your assessed property value. Sometimes, an appraisal may help your case. The assessed property value is based on the purchase price or market value of the home.

Texas does not have an income tax. Thus, one of the state’s major revenue source is from the assessment of property taxes.

Because the assessed value along with your county’s tax rate determine what you will owe in annual property taxes. With the current state of the economy, counties are facing large budget shortfalls, and it is expected that they may raise the tax rate. This means that even if your taxable value is unchanged, your taxes will increase. Thus, it is important that your home is properly appraised.

Your county will schedule hearings beginning in mid June and continue through July and August based on when the District schedules us for a hearing. We should have results to you by September 1st at the latest.

The tax rate is the rate you are taxed at per $100 of valuation. If the combined tax rate in your county is 2.5% and your property is assessed at $250,000, your tax is $6,250/year ($250,000 x 2.5%), less any exemptions. It’s comprised of many parts, including County, City, school and in many areas like San Antonio will include Hospital District and College District taxes.

If your property is assessed at $500k but the current market value is $350k, your taxes go from approximately $12,500 down to approximately $8,750. In this example, protesting your property taxes would result in a $3,750/year savings.

We will guide you on the simple process of having your new tax assessment filed with your current mortgage company to help have the payment reduced.

ProtestTax was founded by Ryan M. Cohen, an attorney based in San Antonio, TX. He is a 2015 graduate of Texas A&M University School of Law and 2012 graduate of University of Texas at San Antonio (Go 'Runners!). ProtestTax and are owned by Protest Tax, LLC, and is not affiliated with any law firm.

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