Spring is a busy season for many people. It’s as if everyone got together and decided, “Let’s squeeze everything we possibly can into just a few weekends—graduations, weddings, etc.” The McLennan County Appraisal Review Board is likewise quite active in the spring. This 16-member independent body hears and resolves disputes between property owners who claim their property value was incorrectly assessed. And, believe it or not, there are people ready to serve on this board of directors—I used to be one of them.
If this is your first time protesting your property value, there are a few things you may do to improve your chances of getting the result you want.
You Catch way more bees with honey than Vinegar
Let’s be honest. No one wants to pay higher taxes. I’m not sure whether that’s true, but I’ve yet to encounter someone who says, “I’d love to pay more taxes.”
So it’s understandable if you’re frustrated when you file your objection and, if required, go before the review board. Please keep in mind that your dissatisfaction is with the appraisal district, not with the review board.
Also, bear in mind that, while your assessment may or may not correctly reflect market worth, the district employs many wonderful individuals who are merely trying to help the county. The great majority of them are competent in their fields. And, just like you, they are there to do a job and then go home to their families.
Stick to the facts
Don’t waste time discussing how much your worth has increased in the previous five years (or however long). Only your current-year property value may be dealt with by the ARB. Period. That is unless your prior year’s worth was more than 30% greater than the current market property value, which is uncommon.
Also, remember that “my taxes are too high” is not a valid argument. The board can only deal with the valuation of your home and any applicable exemptions that you may be eligible for. As a result, stick to the facts. You’ll be pleased you took the time to do so. The review board will as well.
Don’t wait until the last minute
You have until May 15th to register your objection in theory, but don’t wait that long. The majority of the information you want may be found on the appraisal district’s website, along with an informative presentation.
Make sure you fill out every field on the protest form (which you may access through the county’s eFile site). Leave that box blank if you’re not sure what your property’s value should be. Check the first two options as well: “Incorrectly assessed (market) value” and “Value is uneven compared to other properties.” You may always back out of either protest at any time.
It’s advisable to hand-deliver your objection to the appraisal district office if you don’t want to use the county’s eFile system. You’ll get a date-stamped copy of the form and have solid proof that you submitted the protest in this manner.
Fill out a request for the appraisal district’s evidence when you’re at the appraisal district office. You can receive the proof by email. If you haven’t gotten the proof two weeks before your planned appointment, phone them and tell them you haven’t received it—you’ll need this information (at least) a few days before your hearing. Note: The county’s eFile site will provide you with comparable sales and other data, as well as the ability to receive and accept the county’s settlement offer (if applicable).
Make the most of hearing with the review board
You must make a decision after receiving the evidence from the district. The district’s evidence will compare your house to two groups of properties: one for market value and the other for uneven evaluation. The market value of your home is the price that similar properties in your neighbourhood recently sold for. The other set is a comparison to other homes in your area’s appraisal district values.
If you’re happy with the value (or amended value) they were able to back up with proof, you may simply say in your hearing that your first notice was too high and that you’re now OK with the new amount. If you choose, you may remove one of the protests and tell them you just want to focus on the Market Value or Unequal Appraisal, whichever is in your favour (if any).
If the value established in the district’s evidence does not satisfy you, you must submit your own supporting evidence to your hearing.
Craft a Convincing Document
First and foremost, the review board will almost certainly inquire as to how much you believe your house is worth. Prepare a reasonable response. Do not say “I don’t know,” and I repeat, do not say “I don’t know.” Also, avoid using phrases like “what it was last year.” Give them a telephone number. “I’ve done some more research, and I now feel that $X is a more accurate figure,” you might state if your amount varies from what you originally entered on your protest form.
If you disagree with the district’s sales comparisons, bring your own and make sure to leave out any foreclosures, unless your neighbourhood has lately seen a lot of foreclosures.
If you need sales comps, call a realtor for assistance. But don’t forget to thank them. (Hint: I’ve never met a real estate agent who didn’t enjoy eating.) It’s a kind gesture to provide a $25 gift card.)
Finally, take good photos of everything that might depreciate the value of your home (Ex. Foundation issues, poorly-maintained property adjacent to yours, etc.). Close-ups are usually useful but don’t forget to offer a larger perspective as well. Also, be careful not to overdo it. Do you ever get that uncomfortably nervous sensation when a buddy wants to show you every single photo from their recent vacation? When you show them every house on the street, that’s how the review board feels. As a result, keep it short.
Stick to your guns
It’s conceivable that a district appraiser will meet with you one-on-one throughout this process to discuss your appraisal. Don’t allow them to bully you into cancelling your ARB hearing if you don’t think they’ve dropped the value sufficiently during your session. There’s no assurance that the ARB will reduce it further—in fact, they may award you a higher number. If you’re discussing directly with an appraiser, though, have a strong sense of what you believe is reasonable and stick to your guns while remaining courteous.
These six procedures won’t guarantee that your property value will drop, but they will almost certainly ensure that you get the best possible hearing.