Key Takeaways

• Yes, you can contest your home appraisal - Texas law gives you the right to challenge both property tax assessments and mortgage appraisals in Travis County

• Act fast on the May 15th deadline - You have until May 15th or 30 days after receiving your notice (whichever is later) to file a property tax protest
• Significant savings are possible - Successful protests typically save Austin homeowners $1,200-$3,500 annually, with some saving over $5,000 per year
• The process has three main steps - File your protest form, attend an informal meeting with TCAD, and if needed, present your case to the Appraisal Review Board
• Strong evidence wins cases - Comparable sales data, photos of property issues, and repair estimates are your best tools for a successful appeal

Yes, you can contest a home appraisal in Austin - and you should if the value seems wrong. Whether it's a property tax assessment that's too high or a mortgage appraisal that's too low, Texas law gives you clear rights to challenge these valuations.

We've helped numerous Austin homeowners navigate the contest process in Travis County, and here's what we know: the system works, but timing and preparation are everything. Miss the May 15th deadline for property tax protests, and you're stuck with that valuation for the entire year. But file correctly with good evidence, and you could save thousands in annual taxes.

The Travis Central Appraisal District processes thousands of protests each year, and many property owners win significant reductions. Whether you're dealing with TCAD's property tax assessment or challenging a lender's appraisal that's blocking your home purchase, understanding your options can save you serious money.

Here's exactly how to contest a home appraisal in Austin, step by step.

TABLE OF CONTENTS

Can You Really Contest Your Home Appraisal? Yes, Here's How

Absolutely. Texas law gives property owners clear rights to challenge appraisal values, and thousands of Austin homeowners successfully contest their appraisals every year. Whether you're dealing with property taxes or a mortgage situation, you have legal options to dispute valuations that seem incorrect.

What Types of Appraisals Can You Contest?

There are two main types of appraisal contests available to Austin homeowners, each with different processes and timelines.

Property Tax Appraisals are handled by the Travis Central Appraisal District (TCAD) and determine how much you pay in annual property taxes. If TCAD's assessed value seems too high, you can file a formal protest to challenge it. This is the most common type of appraisal contest in Austin.

• Determine your annual property tax bill
• Can be protested if assessed value seems too high
• Follow formal protest process with specific deadlines
• Handled through TCAD's established appeals system

Mortgage Appraisals are ordered by lenders during home purchases or refinances. If the appraised value comes in lower than expected and threatens your transaction, you can request a Reconsideration of Value through your lender. While you can't contact the appraiser directly, there are established procedures for challenging these valuations.

• Used to determine if property supports the loan amount
• Can be challenged through Reconsideration of Value (ROV)
• Must work through your lender, not directly with appraiser
• Need quick action to save transactions

Both types of contests can result in significant financial benefits, but success depends on understanding the specific rules and deadlines for each. Property tax appeals offer long-term savings, while mortgage appraisal challenges can save individual transactions from falling through.

How Much Money Could You Save?

The financial impact of a successful contest can be substantial. For property tax protests, even modest reductions in assessed value translate to significant annual savings. A $50,000 reduction in your home's assessed value typically saves $1,000-$1,500 per year in Travis County taxes.

For mortgage appraisals, a successful challenge can mean the difference between completing your home purchase or refinance and having the deal fall through. We've seen contested appraisals increase property values by $10,000-$30,000, saving transactions that seemed impossible.

Who Handles Appeals in Travis County?

Property tax protests go through TCAD's established appeals process, ultimately reviewed by the independent Appraisal Review Board (ARB). These are local residents authorized to resolve disputes between property owners and the appraisal district.

Mortgage appraisal contests work through your lender and the original appraiser, following federal regulations that govern the process. Success depends on providing compelling evidence of valuation errors or overlooked comparable sales.

How Does Home Appraisal Work in Austin?

Understanding how appraisals work in Austin helps you spot potential errors and build stronger contest cases. The process involves multiple factors and can sometimes miss important details about your specific property.

What Factors Do Austin Appraisers Consider?

Austin-area appraisers look at several key elements when determining your home's value. The Travis Central Appraisal District (TCAD), which handles most of Austin, focuses primarily on your property's physical characteristics, location, and recent market activity.

They evaluate property size and features like square footage, lot size, and number of bedrooms and bathrooms. Home condition and age matter significantly - they'll assess structural condition, updates, renovations, and overall maintenance. Location characteristics including neighborhood desirability, school districts, and proximity to amenities all factor into the final value.

The most critical component is recent comparable sales. Appraisers look at similar homes sold nearby within the past 6-12 months, adjusted for Austin's current market trends. For areas of Austin in Williamson or Hays counties, the process is similar but handled by their respective appraisal districts. Understanding how homes are priced in Austin can also help you evaluate whether the comps used in your appraisal are accurate, our guide on pricing your Austin home breaks this down in detail.

When Do Property Assessments Happen in Austin?

TCAD conducts property assessments on an annual cycle, with specific deadlines that directly affect your contest rights. Here's the timeline you need to know:

• January 1st - Assessment date (your property's condition on this date determines the tax year)
• April-May - Notice of Appraised Value mailed to property owners
• May 15th - Deadline to file protests (or 30 days after receiving notice, whichever is later)
• Summer months - Informal meetings and ARB hearings take place
• Fall - Final values set and tax bills mailed

This annual cycle means you get one chance per year to contest your property tax assessment, making the May 15th deadline absolutely critical.

Why Do Appraisal Mistakes Occur?

Even experienced appraisers can make errors, especially in Austin's fast-moving market. Common mistakes include using outdated comparable sales that don't reflect current conditions, incorrect property details like wrong square footage or missing renovations, and neighborhood mismatches where your home gets compared to properties in different market areas.

Appraisers might overlook issues like needed repairs, busy streets, or other value-reducing factors. In Austin's volatile market, assessments may not capture rapid changes that occurred after their analysis date. Keeping up with Travis County real estate trends can help you spot when your appraisal doesn’t reflect the reality of the current market, and those discrepancies create opportunities for successful contests when property owners have better evidence.

For informational purposes only. Always consult with a licensed real estate professional before proceeding with any real estate transaction.

How to Contest Your Austin Home Appraisal: Step-by-Step Process

The contest process for property tax appraisals follows three clear stages, each with specific requirements and deadlines. Understanding what happens at each step helps you prepare effectively and increases your chances of success.

Step 1: How Do You File Your Property Tax Protest?

Filing your protest is the critical first step that preserves your right to challenge the appraisal. You must file by May 15th or within 30 days of receiving your Notice of Appraised Value, whichever is later. Missing this deadline typically means accepting the district's valuation for the entire year.

You can file your protest with Travis Central Appraisal District in three ways: online through the TCAD portal (easiest for most people), by mail, or in person at their Anderson Lane office. The protest form requires you to state why you believe the appraised value is incorrect.

Common reasons to check on the form include:

• Value is unequal compared to similar properties
• Appraised value exceeds market value
• Property description contains errors
• Property has condition issues not reflected in the assessment

Provide a brief explanation of your reasoning, but save detailed evidence for later steps. The goal at this stage is simply to file within the deadline and preserve your appeal rights.

Step 2: What Happens at the Informal Meeting?

After filing, TCAD will likely schedule you for an informal meeting with one of their staff appraisers. This one-on-one discussion gives you a chance to present your case without the formality of a hearing. Many protests are resolved successfully at this stage.

Come prepared with your evidence: recent comparable sales, photos showing property condition issues, repair estimates, or documentation of errors in the property description. The appraiser will review your information and may offer a settlement with a lower assessed value.

You have three options after the informal meeting: accept their offer (if any), negotiate for a better settlement, or reject their offer and proceed to a formal hearing with the Appraisal Review Board. There's no penalty for declining their offer and moving to the next step.

Step 3: How Does the ARB Formal Hearing Work?

If you can't reach an agreement during the informal meeting, your case moves to a formal hearing before the Appraisal Review Board (ARB). The ARB consists of independent citizens authorized to resolve disputes between taxpayers and appraisal districts - they're not TCAD employees.

You must submit your evidence ahead of time, typically at least 14 days before the hearing. This includes all documentation supporting your case: comparable sales, photos, repair estimates, or professional appraisals. The ARB chairperson runs the meeting, giving both you and the TCAD representative time to present arguments.

You can choose between an in-person hearing or a pre-scheduled telephone hearing. Either way, organization and preparation are crucial. Present your case clearly and professionally, focusing on factual evidence rather than emotional appeals. The board's decision is binding for that tax year, though further appeal options exist if you're unsatisfied with the outcome.

What Evidence Do You Need to Contest a Home Appraisal?

Building a strong case depends on the evidence you present. Your goal is to show that TCAD's assessment is wrong using concrete, factual documentation.

What Types of Evidence Win Appraisal Contests?

Start by reviewing TCAD's evidence for errors - incorrect square footage, wrong bedroom count, or inaccurate property features. Then gather your strongest supporting evidence:

• Comparable Sales Data - Recent sales of similar homes in your neighborhood that sold for less than your assessed value. Focus on properties sold within 6-12 months that match your home's size, age, and condition.
• Property Condition Issues - Photos showing foundation problems, roof damage, or needed repairs, along with contractor estimates for significant work.
• Negative Characteristics - Documentation of value-reducing factors like busy streets, commercial proximity, or missing neighborhood-standard features.
• Professional Appraisal - For complex cases or high-value properties, an independent licensed appraisal can provide authoritative support.

How Do You Find Comparable Sales in Austin?

Use Austin MLS, Zillow, or Redfin to find recent sales within a half-mile of your property. Look for homes with similar square footage (within 10-15%), age, and lot size. Austin's diverse neighborhoods mean location matters - focus on your immediate area rather than distant sales.

The closer the match, the stronger your argument. Be prepared to explain why each comparable supports your target value.

Should You Get a Professional Appraisal?

For most homes under $500,000, self-gathered evidence is usually sufficient. Before committing to the cost of a professional appraisal, you can also use our free Austin home evaluation tool to get an instant estimate and compare it against TCAD’s value.

Consider hiring a professional appraiser ($400-$600) if your property is valued above $750,000, has unique characteristics, or potential savings exceed $2,000 annually.

Ensure any appraiser is Texas-licensed and familiar with your Austin neighborhood. Request detailed comparable analysis and written reports for your evidence packet.

How Should You Organize Your Evidence for the Hearing?

Create a clear packet starting with a one-page summary of key points. Include labeled copies for each panel member and the TCAD representative. Add a comparable sales chart with photos and addresses, followed by property condition documentation.

Practice your 10-15 minute presentation focusing on your three strongest points rather than overwhelming the panel with every detail.

What Can You Do If the ARB Denies Your Appeal?

If the Appraisal Review Board (ARB) rejects your protest, you still have two main paths: binding arbitration or a lawsuit in district court.

Binding Arbitration: The Faster, Lower-Cost Option

Binding arbitration is usually the faster and less expensive route. It costs $500-$1,500, typically resolves within 60-90 days, and is available if your property is valued under $5 million and not used for commercial purposes.

To qualify, you must have filed your protest and attended an ARB hearing. In this process, a neutral third-party arbitrator reviews the evidence from both sides and makes a final, binding decision. We've seen Austin homeowners succeed about 65% of the time when they present strong comparable sales and well-documented evidence.

Lawsuit in District Court: Best for High-Stakes Cases

District court lawsuits are reserved for higher-stakes cases. Filing in Travis County District Court often costs $3,000-$10,000 and requires legal representation. Cases can take 6-18 months, but there's no cap on the potential reduction you can achieve.

This path makes sense for properties worth over $1 million, or when errors in the appraisal are significant enough that the potential savings could exceed $5,000 per year.

Which Option Should You Choose?

• If your expected savings are under $3,000, arbitration is usually the most efficient option.

• For high-value or complex cases, a lawsuit might be worth the investment.

  
  

For informational purposes only. Always consult with a licensed real estate professional before proceeding with any real estate transaction.

Contesting an Appraisal for a Mortgage

Challenging a low mortgage appraisal is different from contesting a property tax assessment. In mortgage situations, an appraisal is ordered by your lender to confirm that the property's value supports the loan amount. If the appraisal comes in too low, it can jeopardize your purchase or refinance, but you can contest it through a process called a Reconsideration of Value (ROV).

Step 1: Review the Appraisal Report for Errors

Begin by requesting a full copy of the appraisal report from your lender. Look carefully for mistakes such as incorrect square footage, wrong bedroom or bathroom counts, or missing renovations. Also check whether the appraiser used outdated or mismatched comparable sales ("comps").

Step 2: Gather Stronger Comparable Sales

Research more accurate and recent comps that better reflect your property's size, features, and neighborhood. A knowledgeable real estate agent can help identify stronger data, highlight overlooked features, and strengthen your appeal with local market insight.

Step 3: Request a Reconsideration of Value (ROV)

Since federal regulations prevent you from contacting the appraiser directly, you must work through your lender. Ask them to submit an official ROV request with your supporting evidence, which should include: • Updated comparable sales • Documentation of factual errors in the original appraisal • Notes about renovations, upgrades, or unique features

For more details, review Fannie Mae's official Reconsideration of Value (ROV) guidelines.

Step 4: Submit a Clear and Respectful Appeal

Keep your request professional and focused on evidence. A well-prepared ROV package often persuades appraisers to revise their opinion. While success is not guaranteed, Austin homeowners have seen valuations increase by $10,000-$30,000 through this process, saving transactions that might have otherwise fallen through.

Leveraging Exemptions and Limitations

Lowering your property tax bill isn't only about contesting your home's appraised value. Texas law also provides exemptions and assessed-value caps that can significantly reduce what you owe each year. Taking advantage of these protections is one of the smartest steps a homeowner can take.

The Homestead Exemption: Your Best Tool for Savings

The Homestead Exemption is the single most valuable benefit available to Texas homeowners. When you own and occupy your primary residence as of January 1, you can apply through the Travis Central Appraisal District to have your taxable value reduced. Once granted, it also activates the 10% annual cap, which means your taxable value can't rise more than 10% per year, even if your market value jumps much higher. In Austin's fast-moving market, this cap alone can save homeowners thousands of dollars over time.

Additional Exemptions That May Apply

Beyond the standard homestead benefit, you may also qualify for additional exemptions that further lower your taxable value:

• Homeowners aged 65 or older (often with a school tax freeze)
• Homeowners with disabilities
• Disabled veterans or their surviving spouses

These programs are designed to offer extra relief to vulnerable homeowners and can be combined with the Homestead Exemption for even greater savings.

Tax Deferral Options for Seniors and Disabled Homeowners

Some homeowners also qualify for a property tax deferral, which allows you to postpone paying taxes until the home is sold or no longer your residence. This option is especially useful for seniors or disabled individuals facing financial hardship. While deferred taxes still accrue, the program provides short-term relief and helps ensure you don't lose your home because of an unpaid bill.

Why Exemptions and Limitations Matter

When combined with appraisal protests, exemptions and caps can maximize your long-term tax savings. For example, Austin homeowners who secure a Homestead Exemption often save $1,000-$2,500 annually, and the 10% cap keeps future increases manageable even as property values soar.

How Your Real Estate Agent Can Strengthen Your Appraisal Appeal

A skilled real estate agent can be one of your strongest allies when contesting a home appraisal. Agents have access to local market data, pricing trends, and recent comparable sales that might not have been considered in the original valuation. This insight allows them to identify stronger comps, highlight features that were overlooked, and build a more persuasive case for your property's true value.

Beyond the numbers, experienced agents understand neighborhood nuances that automated systems or outside appraisers might miss, such as the impact of a desirable school zone, proximity to amenities, or even street-by-street differences in value. These details often make a critical difference when appealing a low appraisal.

By organizing this information into a clear, well-documented package, an agent can make your appeal more compelling and easier for reviewers to evaluate. Having professional support not only saves you time but also increases your chances of achieving a fairer outcome.

Frequently Asked Questions

Many property owners have similar questions about the appraisal protest process. Here are some frequently asked questions to provide clarity. The information below can help you feel more prepared.

Question	Answer
What is the protest deadline in Travis County?	The general protest deadline is May 15th or 30 days after the date your appraisal notice was mailed, whichever is later.
What kind of evidence is most effective?	The best evidence is factual and directly related to your property's market value. This includes recent sales of comparable properties and clear documentation of your home's condition.
Can I get help with my protest?	Yes, you can hire a property tax consultant or an attorney to represent you. A taxpayer liaison officer at the appraisal district can also answer procedural questions.
What if I receive the notice late?	If you receive notice of your appraised value late, your deadline may be extended. Contact the Travis Central Appraisal District immediately to understand your options. A valid affidavit may be required to prove late receipt.

For informational purposes only. Always consult with a licensed real estate professional before proceeding with any real estate transaction.

Contesting Your Austin Home Appraisal

Challenging a home appraisal in Austin is not only possible, it is your legal right as a property owner. Whether you are facing a property tax assessment that feels too high or a mortgage appraisal that comes in too low, you have options to seek a fairer valuation. With the right preparation and supporting evidence, many homeowners successfully appeal their appraisals each year.

The Austin market moves quickly, and values can change dramatically from one year to the next. By filing a timely protest, participating in the review process, and using tools like the Homestead Exemption and the 10% annual cap, you can protect yourself from overpaying in property taxes. And if the Appraisal Review Board does not rule in your favor, additional appeal routes such as binding arbitration or a district court lawsuit remain available.

Taking action can make a real financial difference. Even modest reductions in assessed value can translate into thousands of dollars in annual savings or keep a purchase on track when a low mortgage appraisal threatens the deal.

If you are concerned about your home's appraised value, don't wait until it is too late. The protest deadline of May 15th is firm, and missing it means being locked into the appraisal for the entire year. Acting now could put meaningful money back in your pocket and give you peace of mind knowing your valuation is fair.

Have questions about how a home appraisal might impact your next move in Austin? Call us at (512) 580-9338 or contact us here. We’ll help you understand what to expect and connect you with trusted professionals if you’re planning to buy or sell.

Resources:

• Texas Comptroller - Property Tax Assistance

Posted by Ryan Rodenbeck on July 18th, 2025 Share this post on Facebook Tweet this post on Twitter Send a link to post via Email