Short answer: your notice shows your property's market value as of January 1, your appraised value (which can be lower if a homestead cap applies), your exemptions, and your protest deadline. A protest challenges the value or the exemptions, not the tax rate.
When notices arrive
Appraisal districts must deliver a notice by April 1 for a single-family home with a homestead exemption, and by May 1 for other property, "or as soon thereafter as practicable" (Tax Code §25.19(a)). A notice is required when the value went up, when the property is new to the roll, or when an exemption was cancelled or reduced. A district may skip the notice if the increase is $1,000 or less, and the Travis Central Appraisal District (TCAD) says it does.
The notice is also posted on the appraisal district's website. If you hired an agent, the notice goes to the agent instead of you. Not receiving a notice does not change your value or your taxes, so check your property online each spring.
The four values
| Value | What it means |
|---|---|
| Market value | What the property would sell for on January 1 in an open-market sale between informed parties (Tax Code §1.04(7)). Land and improvements are listed separately. |
| Appraised value | Market value after any limits in the law. For a homestead, the appraised value can rise no more than 10% a year plus new improvements, so it can be lower than market value. TCAD labels this "net appraised value." |
| Assessed value | Appraised value times the assessment ratio. Texas uses 100%, so assessed value equals appraised value. |
| Taxable value | Appraised value minus your exemptions. It differs for each taxing unit (school district, city, county) because each offers different exemptions. This is the number your taxes are calculated from. |
If you have a homestead cap, your appraised value is the lower of market value and the capped amount. A market-value protest only changes your taxable value if it brings market value below the capped amount, so compare the two numbers on your notice before you decide what to argue.
What the notice must include
Tax Code §25.19 requires the notice to list, among other things:
- Each taxing unit that taxes the property.
- Last year's appraised value and last year's taxable value for each taxing unit.
- This year's appraised value, and the kind and amount of each exemption this year and last.
- For real property, the percentage change in appraised value compared with five years earlier.
- How and when to protest, the date the appraisal review board (ARB) begins hearings, and an explanation of the informal conference with the appraisal office.
- A copy of the protest form (Form 50-132) with instructions.
- A brief explanation of exemptions for people 65 or older, people with disabilities, disabled veterans, and certain surviving spouses.
- A statement that the Legislature does not set your local taxes and that local officials decide your tax burden, plus a pointer to your county's property tax database.
The notice does not estimate your tax bill. Tax rates are set later in the year, and bills are mailed in October.
What to check
- The facts on the record. Look up your property on the appraisal district's website and compare square footage, year built, bathrooms, pool, and condition rating with reality. Errors in the record are worth raising in your protest.
- Exemptions. Make sure your homestead exemption appears, and any 65+, disability, or veteran exemption you qualify for. A missing exemption can be worth more than a value protest. See the homestead exemption guide.
- The change from last year. A large jump relative to similar homes nearby is worth a closer look. So is a value that rose while recent sales in your area fell.
- Comparable properties. Compare your value per square foot with similar homes on your street or in your neighborhood. If yours is higher, an unequal-appraisal argument may apply.
- Condition the county can't see. Foundation problems, roof damage, an aging HVAC system, or a layout that has never been updated as of January 1.
- The deadline. It is printed on the notice. In 2027 the general deadline falls on Monday, May 17. See the deadline guide.
What to do next
If something looks wrong, file a protest before the deadline. Filing is free, and you can settle informally or withdraw later. TCAD's notice includes the Owner ID and PIN you need for its online portal, where you can file, upload evidence, and see the district's evidence.
See your appraisal and comparable properties
lowering.tax shows your county appraisal and comparable properties, then helps you document your home's condition, review a pre-filled protest form, and file it yourself for $49. No outcome is guaranteed.
Sources
- Texas Tax Code §1.04 (definitions): TX.1.htm
- Texas Tax Code §25.19 (notice of appraised value): TX.25.htm
- Texas Tax Code §23.23 (homestead limitation): TX.23.htm
- Travis Central Appraisal District, Toolkit and FAQs: traviscad.org/toolkit, traviscad.org/faqs
This guide is general information, not legal or tax advice. lowering.tax is not affiliated with any appraisal district.