Texas Property Tax Protest Guide

1. What Is a Property Tax Protest?

Every year, the Montgomery Central Appraisal District (MCAD) appraises the market value of your home. That appraised value is the basis for your property tax bill — the higher the appraised value, the more you pay.

A property tax protest (also called an appeal) is your legal right to challenge MCAD's appraised value. You're not arguing that property taxes shouldn't exist — you're arguing that MCAD got your property's value wrong, and that you're paying more than your fair share.

The process is free to file and is designed for homeowners to use without professional help. Texas law specifically protects you: your appraised value cannot be raised just because you protested.

2. Why Should I Protest?

Here's why protesting is worth your time:

• 89% success rate: In Montgomery County, about 89% of informal protests result in a reduction (2024 data from the Texas Comptroller).
• Average savings of $1,011/year: Even modest reductions translate to real money, every year going forward.
• Zero risk: Texas law prohibits raising your appraised value just because you protested. The worst outcome is your value stays the same.
• Compounds over time: A reduction this year lowers next year's starting point, especially with the 10% homestead cap.
• It's your right: The protest system exists specifically for homeowners. You don't need a lawyer or a tax firm.

3. The Two Types of Evidence

There are two legal bases for arguing your value should be lower. You can use one or both:

Market Value (Sales Approach)

You show that comparable properties in your area have sold for less than MCAD's appraised value of your home. This uses recent MLS sales data.

Best for: Properties where recent nearby sales clearly show the appraisal is too high.

Unequal Appraisal (Equity Approach)

You show that comparable properties are appraised for less per square foot than your property. This doesn't require sales data — it uses MCAD's own appraisal records.

Best for: Most properties. This is the most commonly used and most successful approach in Montgomery County because you're using MCAD's own data against them.

4. The Protest Timeline

Key date: You must file by May 15 or 30 days after receiving your Notice of Appraised Value — whichever is later. Don't wait until the last day.

5. Three Ways to File Your Protest

Online (Recommended)

File at mcad-tx.org/online-protest. Fastest method. You can upload your evidence report as supporting documentation. Confirmation is instant.

By Mail

Mail your signed Form 50-132 to: Montgomery Central Appraisal District, 109 Gladstell St, Conroe, TX 77301. Must be postmarked by the deadline. Use certified mail for proof.

In Person

Deliver your signed Form 50-132 to the MCAD office at 109 Gladstell St, Conroe. Get a receipt. Office hours: Mon–Fri, 8:00 AM – 4:30 PM.

6. What Happens at the Hearing

After filing, you'll be scheduled for an informal hearing with an MCAD appraiser. Here's what to expect:

1. Check in at the MCAD office (or join by phone if you requested a phone hearing).
2. Meet the appraiser — this is a one-on-one conversation, not a courtroom. It's informal and usually friendly.
3. Present your evidence — show your comparable properties and explain why your appraised value should be lower. Our evidence report is designed for exactly this.
4. The appraiser responds — they may agree, partially agree, or disagree. They'll often offer a settlement value.
5. Negotiate — you can accept, counter-offer, or decline.
6. Decide — if you reach agreement, sign the settlement. If not, you can proceed to the formal ARB hearing.

Pro tips: Bring 2 copies of your evidence (one for you, one for the appraiser). Be polite and stick to the data. Don't argue about tax rates — focus on property value.

7. After the Hearing

If you settled at the informal hearing: Your new appraised value is set and your tax bill will be calculated using the lower value. No further action needed.

If you didn't settle: You have the option to proceed to a formal hearing before the Appraisal Review Board (ARB). The ARB is an independent panel of citizens — not MCAD employees. You present the same evidence, and the panel makes a binding decision.

After the ARB: If you still disagree, you can file a further appeal in district court or through binding arbitration — but this is rarely necessary for residential properties.

8. Common Myths Debunked

9. Your Right to MCAD's Evidence

Under Texas law (HB 201 / Tax Code §41.461), you have the right to request and receive the evidence MCAD will use against you before your hearing. This includes:

• The comparable properties MCAD selected
• Any adjustments MCAD made to those comps
• MCAD's opinion of your property's value and how they calculated it

MCAD must provide this at least 14 days before your hearing if you request it in writing. This is powerful because you can see their case and prepare rebuttals.