Every spring, I help dozens of homeowners gear up for battle—aka, protesting their property tax appraisals. Whether your 2025 valuation just showed up in your mailbox or you peeked online and had a small heart attack, don’t worry. Filing a protest is easier than you think—and totally worth doing, even if you think your number looks decent.
Here’s a breakdown of how to do it step-by-step, without losing your mind.
Step 1: Find Out What the County Thinks Your Home Is Worth
Start by pulling up your assessed value on your county’s appraisal district website. Here are a few direct links for Central Texas:
Once you're on the site, click the “property search” button and type in your address. This will show you your current assessed value—and whether it’s gone up, down, or sideways since last year. (Unless you’ve filed for privacy protection, this is all public info. 
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Step 2: Build Your Case
Think your home’s been overvalued? You’re probably right—and I can help. Just shoot me an email and I’ll send over a list of comparable sales (aka “comps”) that you can use to back up your claim.
Even if you're satisfied with your number, it still doesn’t hurt to protest. The county doesn’t automatically give out discounts—sometimes you’ve got to ask for them!
Step 3: File That Protest
Most counties now offer online filing—Travis County included. It’s fairly straightforward, but just a heads-up: you’ll likely need to create an account.
Once you’re logged in, upload your evidence (like those comps we talked about) and submit your protest. You may get a quick response with a new, reduced value—or an invitation to chat with a reviewer.
Step 4: Review and Respond
Here’s what happens after you file:
- Option A: Accept the county’s new proposed value (if they offer one). Boom, you’re done.
- Option B: Decline their offer and request a formal hearing—many of which can now be done over Zoom (bless!).
I haven’t personally sat through a formal hearing, but clients who have said it was painless. The comps I sent did most of the heavy lifting.
Pro Tip: Even if you accept the revised value, you can still hire a third-party protest service to take another swing at it. I do this myself sometimes—it saves time and might get you an even better outcome.
Step 5: Peek at Your Mortgage and Escrow
Once you know your updated tax value, check your mortgage escrow account (if you have one). If your taxes went up and your lender wasn’t collecting enough, you could have a shortage—resulting in higher payments this year.
Heads up: Travis County isn’t super transparent about your tax rate. You’ll need to visit the county tax website and add up the different taxing entities to get your full rate.
And remember: if you have at least 20% equity in your home, your lender may let you opt out of escrowing taxes altogether.
2025 Tax Market Update: Good News for AustinIf you’re in the Austin area, your 2025 appraised value should be lower than last year’s, thanks to some softening in the market. This is exactly why protesting matters—make sure your valuation reflects today’s numbers, not last summer’s.
FAQs About Property Tax ProtestsCan I still protest last year’s taxes?
Nope—once the deadline passes (usually late April to mid-May), that year’s window is closed. Double-check with your county for the exact date.
Why did my mortgage suddenly go up?
If your escrow account ran short last year, your lender probably adjusted by collecting more this year to make up for it.
True story: This happened to me when I turned my primary home into a rental. Lost my homestead exemption, tax bill jumped, escrow fell short, lender overcorrected—my payment spiked, then finally leveled out.What does a homestead exemption actually do?
In Texas, a homestead exemption protects your primary residence from more than a 10% increase in taxable value year-over-year. It’s a lifesaver when values jump fast—like they did during the pandemic.
Why did I get a check from my lender?
That’s likely a refund from your escrow account. If your taxes dropped or you overpaid monthly, the surplus gets returned to you.
How can I estimate my monthly tax payment?
Use this formula:
Tax Rate (%) × Assessed Value ÷ 12 = Monthly Escrow Payment
Example:
2.5356% × $500,000 = $12,678 annually
$12,678 ÷ 12 = $1,056/month
Reminder: tax rates vary by location. Williamson County is more transparent; Travis County makes you dig a little.
When are property taxes due?
Tax bills usually go out in December and are due by January 31st of the following year.
Is my county-assessed value the same as what my house would sell for?
Nope! Market value and tax-assessed value are totally different. Sometimes assessed values are spot-on, other times they’re way off. But if you’re selling, it’s always smart to protest—the buyer will appreciate lower taxes (and so will their lender).
What if I don’t have comps to support a lower value?
You can still make a case based on condition issues like:
- Aging roof, plumbing, or HVAC
- Foundation problems
- Outdated interiors vs. nearby remodeled homes
- Recent lower-priced sales of similar properties in your area
Have questions? I’ve been through this many times myself—as both a homeowner and real estate pro—and I’m always happy to help walk you through it.
