Texas Property Tax Q&A
Q: What are those numbers on that mailed Notice of Appraised Value?
A: Market Value: The estimated price your property could sell for as of January 1.
Assessed/Net Appraised Value: The property’s value after applying any exemptions
Taxable Value: The assessed value minus exemptions.
This is the amount used to calculate your property taxes for each taxing authority.
Q: How do I figure my taxes in 2026?
A: Taxes are calculated using this formula: (Taxable Value / 100) × Tax Rate = Tax Amount. Following the 2025–2026 tax relief sessions, the mandatory school district homestead exemption has increased from $100,000 to $140,000. To see a specific breakdown for your address, visit Know Your Taxes and click "Transparency for Texans.
Check your specific home’s breakdown at knowyourtaxes.org
Q: Why do we have property taxes in Texas?
A: Since Texas does not have a state income tax, property taxes are the primary source of funding for local services. This money pays for our schools, roads, police, and fire protection. These rates are set by local taxing units, not the state.
Q: Who actually collects these taxes?
A: It is the duty of the Tax Assessor-Collector to assess and collect all taxes imposed on property within the county. They then distribute those funds to the local taxing units (Cities, Schools, etc.).
Q: Where can I find a reliable tax estimator?
A: These are the most accurate tools for our local counties:
Q: What exactly is my tax based on?
A: Tax is based on the appraised value of the property. For example, the property tax on land valued at $10,000 will be ten times higher than land valued at $1,000.
Q: How is my property appraised?
A: Appraisal districts use mass appraisal techniques to value large groups of property. For a detailed breakdown of this process, you can view the Texas Comptroller’s explanation on valuing property.
Q: What are the current tax rates and exemptions?
A: You can view a full list of state-mandated exemptions at the Texas Comptroller’s website. To see the specific rates for your neighborhood, check the Collin CAD Rates & Exemptions report.
Deadlines, Payments & Exemptions
Q: When are my taxes due?
A: Statements are mailed in October and are due upon receipt. To avoid significant penalties, pay your taxes by January 31. You can pay online via eCheck or Credit/Debit at Certified Payments.
Q: What are the main exemptions I can apply for?
A: * Homestead Exemption: As of 2026, the school district exemption is $140,000. You no longer have to wait a year to file; you can apply for your Homestead Exemption online as soon as you close.
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Over 65 Exemption: You may apply at any time during your 65th birth year. This increases your school district exemption to a combined $200,000 and triggers a "tax ceiling" (freeze) on your school taxes.
A: It depends. If you file right away, you might lose the previous owner's tax cap and exemption for the current year. Watch Workshop Video #2 on our Tax Protest Page to see if you should wait.
Q: What is the 10% Homestead Cap?
A: This cap limits the increase of your home’s assessed value to 10% per year, regardless of how much the market value has spiked. This is a primary reason to file your homestead paperwork immediately.
Q: What is the "Homestead Audit" happening in Denton County?
A: Starting in 2025, Denton CAD began verifying 20% of exemptions annually. If you receive a verification letter, do not ignore it. You must re-submit your documents or you risk losing your 10% cap and your exemptions.
Q: What is House Bill 1533, and how does it help my protest?
A: HB 1533 (effective Sept 2025) mandates higher transparency for Appraisal Review Board (ARB) hearings. It ensures homeowners have better access to the evidence the county is using against them before the hearing starts.
Q: Is there a new exemption for business owners?
A: Yes! For 2026, there is a new $125,000 Business Personal Property (BPP) exemption on equipment and inventory.
Q: Will lowering my property taxes lower my mortgage payment?
A: Yes! Most mortgage companies use your prior year’s tax bill to set your monthly escrow payment. If you successfully lower your value, you will eventually have an "escrow overage." Your mortgage servicer will usually issue you a refund check for the difference and then lower your monthly mortgage payment for the following year to reflect the lower tax expense.
Troubleshooting & Protest Prep
Q: Where is my e-file number for my protest?
A: Look at the top right corner of your appraisal notice (it is often a blue or green form). If you have an e-file PIN, you can protest online. If you don't see one, you will need to file your protest via mail or in person.
📍 PIN Locations & Official Portals
| County | PIN Location on 2026 Notice | Official Portal Link |
| Dallas | Top Left of the blue/green notice. | DCAD uFile |
| Collin | Top Right of the "Notice of Appraised Value." | Collin eFile |
| Denton | Top Right (labeled as "PIN" or "eFile Code"). | Denton eFile |
| Tarrant | Top Center/Right near the Account Number. | TAD Online |
Q: What if I have a complaint about the Appraiser’s professional conduct?
A: If you have a complaint against the ethics or professional conduct of an appraiser or tax assessor-collector, you can file a written complaint with the Texas Department of Licensing and Regulation.
Q: Do I have to get a notary signed affadavit just to submit my evidence?
A: YES if your hearing is by phone, video or a mail in for Collin, Dallas, Denton or Tarrant the Property Owner’s Affidavit of Evidence (Form 50-283) is mandatory.
Q: Why does my homestead cap show $0 this year? Did I lose my exemption?
A: No, your exemption is still active! A $0 cap simply means your Market Value didn't increase more than 10% this year. The 10% "safety net" is only triggered when values skyrocket; in a flatter market, your Market Value and Appraised Value are equal, so the "cap savings" appears as $0.
Q: My value went down from last year—is there still a reason to protest?
A: Yes. A lower number doesn't always mean a fair number. If the market in your neighborhood dropped 15% but the county only dropped you 5%, you are still overpaying. Protesting is no-risk; under Texas law, your value cannot be increased as a result of filing a protest.
Q: What is the Appraisal Review Board (ARB)?
A: The ARB is a group of local citizens—not appraisal district employees—appointed to hear evidence from both the homeowner and the county. They are an independent body that resolves disputes regarding valuations, exemptions, and more.
Want to see what the manual they train by?? I did too, here's the link and I fed it plus dozens other protest documents to my ai assistant Ava, give her a try link is bottom of this page!
Q: What is the difference between a Market Value Appeal and an Equal & Uniform Appeal?
A: A Market Value Appeal argues the county’s price is higher than what you could actually sell the home for. An Equal & Uniform (Equity) Appeal argues that even if your value is "accurate," it is not "equal" to how similar homes in your neighborhood are being appraised.
Closing & Ownership Logistics
Q: How do "Ad Valorem" taxes work when I buy or sell a home?
A: Ad valorem taxes are paid at the end of the year. Because bills aren't mailed until October, any closing that takes place before then usually involves a "tax credit" from the seller to the buyer for the months the seller owned the home. The new owner is then responsible for paying the full bill in January. Title companies typically use the prior year’s tax amount to calculate these prorations.
Q: Where is my county spending my tax money?
A: Under "Truth in Taxation" laws, you can see exactly how local tax rate decisions affect your bill. You can find your specific county’s website and spending transparency data through the Texas Property Tax Directory.
🚨DO YOU OR SOMEONE YOU KNOW OWN A RENTAL?
Action Alert: Protect the 20% Commercial/Investment Cap
The 20% "Circuit Breaker" cap that protects your rental properties and business buildings is currently a pilot program scheduled to expire on December 31, 2026. If this expires, there will be no limit to how much your non-homestead property values can be raised in a single year.
Don't wait until your 2027 tax bill triples. Take 2 minutes to contact your representatives today.
1. Contact Your Representatives Directly:
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State Senator Angela Paxton: Click here to Email Senator Paxton (Ph: 972-908-3424)
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State Representative Jeff Leach: Click here to Email Rep. Leach (Ph: 214-491-1537)
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Not in their district? Find Your Specific Representative Here
2. Local District Office Numbers:
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Matt Shaheen (Plano/Frisco): 469-499-9055
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Candy Noble (Allen/Lucas): 972-359-1114
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Mihaela Plesa (Plano): 972-424-2226
3. Use This Script (Copy & Paste):
"As a constituent and property owner in North Texas, I am writing to urge you to support making the 20% appraisal cap for non-homestead properties permanent. Small business owners and investors in Collin County rely on this 'circuit breaker' to stay in business. Please do not let this vital protection expire in 2026."
2026 County-Specific Changes:
Q: Are the protest rules different for Dallas, Collin, and Denton Counties? A: Yes. Each Appraisal District (CAD) has specific rules for 2026. Here is the "Quick Look" for each:Dallas County (DCAD):
uFile Only: Electronic protests must be done through the uFile portal. They no longer accept protests via email or fax.
Settlement Offers: If you upload evidence via uFile, an appraiser may email you a settlement offer. If you accept it, you're done—no hearing required!
PIN Key: Use the PIN on the top left of your notice to access the "Evidence Exchange" and see the county's data before your hearing.
Collin County (CCAD):
10-Day Notice: If you want to attend your hearing via phone or video, you must notify the ARB in writing 10 days before your date.
Hard Copies: Bring a hard copy of your evidence for them to scan at registration, or a USB drive.
Timer is On: They are strictly enforcing a 5-minute limit for your evidence presentation. Be prepared to be brief!
Denton County (Denton CAD):
The Audit: Watch your mail for a Homestead Verification letter. Ignoring it will cost you your 10% appraisal cap.
Informal Success: Last year, 71% of informal hearings resulted in a value reduction. We highly recommend trying the informal route first!
Hybrid Choice: Denton is currently the most flexible, offering both in-person and robust virtual hearing options.
Case Study: New Construction & Commission Changes (The "Buyer Bea" Scenario)
The 2025 commission changes have created a new "Property Tax Trap" for buyers. Here is how to navigate it.
Q: I received a letter from the Appraisal District (CAD) asking for my sales price and HUD statement. Am I required to respond?
A: No. Texas is a non-disclosure state. You are not required to respond to these requests. If you recently paid $600,000 but the CAD currently has your value at $580,000, sending them your HUD statement will likely set $600,000 as your new tax "floor." Only disclose if your purchase price was significantly lower than their appraised value.
Q: What is the "Homestead Audit" happening in Denton County?
A: Starting in 2025, Denton CAD began verifying 20% of homestead exemptions annually. If you receive a verification letter, do not ignore it. You must re-submit your documents or you risk losing your 10% appraisal cap, which could cause a massive jump in your 2026 tax bill.
Q: Can I still protest if I missed the May 15th deadline?
A: Yes, but it's an uphill battle. You must file a "Good Cause" late protest request. The ARB (Appraisal Review Board) only accepts reasons like medical emergencies or CAD clerical errors. You can find the Good Cause form on my main Protest page.
🏠 Take the Next Step
Real estate taxes are complicated, but you don't have to navigate them alone. For more in-depth guides, videos on how to file your protest, and our personal experiences at the appraisal district this year, visit our main resource hubs:
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DFW Property Tax Guide: A deep dive into how taxes impact your home value.
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Tax Protest Headquarters: Property tax resources and Step-by-step videos and our "Cheat Sheet" for lowering your bill.
- Join our join our Facebook group for local protest insights and share your story.
