Property tax protest - do I take the offer?
Posted by DeepYogurtcloset3235@reddit | Dallas | View on Reddit | 15 comments
I filed a property tax protest with DCAD showing that all of the recently sold comps in my neighborhood were valued at $70 - $80k under my DCAD appraisal value (thanks to help from a realtor friend), despite having better finishes and more updates than my home - and I included interior and exterior photos of damage and outdated kitchens and bathrooms.
DCAD came back with an offer that is $12k less than their original. In your experience, is it worth declining that offer and protesting in person, or should I take it and cut my losses?
Ok-Tomorrow-6526@reddit
Use ownwell https://www.ownwell.com/?owl=5D03AZ3E3&utm_source=email_referral_success
Debra_OwnwellPTC@reddit
In my experience this appears to be a pretty common spot to be in with Dallas Central Appraisal District, and honestly there isn’t a one-size-fits-all answer. It comes down to how strong your evidence is relative to what they’ll present at a hearing.
Here are a few things to consider:
It sounds like you’ve got solid sales comps, especially if they’re superior homes selling for less. The question is: “are those comps likely to be the same ones DCAD uses.”
Even if nearby homes sold for $70–80k less, DCAD may argue differences in for SQFT, Condition and quality and land or premium lots. If your evidence clearly shows those homes are better and still sold for less, that strengthens your case going into a hearing.
Photos of deferred maintenance, outdated finishes, can help you but they ( the CAD) will not give a don’t give dollar-for-dollar reductions for cosmetic issues if any. Some big-ticket items (foundation, roof, major systems) tend to carry more weight however the damage should accompany photos and estimates and still be defective for that year.
In many cases, initial offers are somewhat conservative. It’s not unusual to see additional reductions at an informal or ARB hearing if the evidence is clearly stronger than theirs.
If you feel your comps are clean, recent, and clearly superior—and your condition evidence is well-documented—it can be worth pushing forward.
If your case is more “good but arguable,” the offer might already reflect most of the realistic adjustment.
If you can confidently defend your comps and poke holes in theirs, a hearing can pay off. If not, the $12k reduction may already be within a reasonable settlement range.
favorthebold@reddit
Absolutely protest in person, it's worth it, especially in Dallas county.
FixPsychological8248@reddit
I don't know..I protested and had a conference call...i really felt that I was discriminated against. They lowered my tax value, but I felt it was unfair. Same square footage on the same street was 10m higher than my neighbors...I am a senior 65+.. something went wrong.
ViRzzz@reddit
$12k reduction on a protest you built yourself is honestly not bad, but if your comps genuinely show $70-80k gaps you might have more room at a formal hearing. i had Resolute handle my dallas county protest and the informal offer was way better than what i could've gotten solo. your call tho.
BlueHorse_22@reddit
For that much of a disparity I'd go in person. Last time I did this it was a panel of stodgy old turtles, but I did get some movement.
Immediate-History917@reddit
bet it's worth shot
all2neat@reddit
Protest protest protest!
BloodyNue7@reddit
Make sure the comps you bring are not from 2026 as they wouldnt be considered
Slappingthebassman@reddit
I had a great deal of experience so let me share what I have learned and go from there.
Definitely go in person. The first people you see take a ton of photo evidence. I would show up with more than you think you need. Then print out the houses that have sold near you and show their price.
Depending on how honest you wanna be if you have any before photos of things you fixed show up with those photos too. They can’t go inside the house so that helps.
If you don’t like the number they give you go see a panelist of old retired real estate guys. They are awful so hopefully the first person gives you a good number.
Be as nice as possible. I always see people yelling at these people. That gets you know where.
El_Pollo_Del-Mar@reddit
How much more would you expect in person, and how much actual property tax abatement does that amount to?
You’re probably chasing less than a couple hundred bucks in realized savings.
DeepYogurtcloset3235@reddit (OP)
Well, my experience has been that a couple hundred bucks after protesting each year adds up to thousands over the long term.
Realistic_Winter5754@reddit
How much does your equity analysis say your property should be appraised at? If both equity and sales are at close values, then your case will be strong.
Wasabi2238@reddit
Before scheduling a hearing, call DCAD and ask to speak to an appraiser. I’ve had luck with getting the appraisal lowered. If not, definitely attend a hearing.
noncongruent@reddit
Schedule a hearing, bring documents and pictures of both your property and the comparison properties. Having pictures of the other places from their MILS listings will be helpful. Also, if you have significant issues with the house bring estimates from contractors to perform repairs.