Protesting Property Taxes in Denton County: A Step‑by‑Step

Did your Aubrey property value jump on this year’s notice? You’re not alone, and you have the right to challenge it. With a little preparation and a clear plan, you can present a strong case and often get results. In this guide, you’ll learn the Denton County process, key deadlines, what evidence to gather, and how to handle informal reviews and Appraisal Review Board hearings. Let’s dive in.

How appraisals work in Denton County

In Texas, appraisal districts value property at market value as of January 1 of the tax year. Denton Central Appraisal District uses mass appraisal methods, which means your home is grouped with similar properties and analyzed using broad models.

You can protest your value on several grounds, including market value, unequal appraisal, incorrect property characteristics, or exemption issues. If you disagree with your notice, the Appraisal Review Board (ARB) provides an independent forum to be heard.

Know your protest deadline

Appraisal notices usually arrive in the spring. Your protest deadline is the later of May 15 or 30 days after the date your notice was delivered. The exact deadline appears on your notice, so read it carefully and mark your calendar. Missing it usually means you forfeit your right to an ARB hearing for that year.

Step-by-step timeline

Step 0: Organize before notice day

Keep records like your purchase contract, closing statement, floor plans, permits, repair estimates, and dated photos. These documents can show true condition and value near January 1.

Step 1: Read your notice

Verify the legal description, square footage, lot size, bedrooms and baths, and exemptions. If anything is wrong, note it for your protest. Confirm the printed protest deadline.

Step 2: Gather evidence

Start collecting comparable sales, condition photos, bids for needed repairs, and any appraisals. Focus on items that directly support your value on January 1.

Step 3: File your protest

Submit your protest before the deadline. Indicate your grounds, such as overvaluation, unequal appraisal, incorrect characteristics, or exemption issues. Denton Central Appraisal District provides filing instructions on the notice and through its office.

Step 4: Request an informal review

Many cases settle during an informal conference with appraisal district staff. Present your strongest evidence clearly and ask how they derived your value. If you reach agreement, they will update your value.

Step 5: Prepare for the ARB hearing

If no agreement is reached, you will receive a hearing notice with date and time. The ARB is an independent panel that will hear your case and the district’s evidence. Hearings are structured but designed for everyday homeowners. Be concise and organized.

Step 6: Decide on next steps

After the ARB issues a written decision, you can accept it or consider appeals available under Texas law, such as filing suit in district court or pursuing binding arbitration. Deadlines apply, so act promptly if you plan to appeal.

Build a strong evidence file

The best cases rely on clear, relevant, and well-organized proof. Consider including:

• Comparable sales near January 1 that are truly similar to your home.
• A licensed appraisal that explains approach and adjustments.
• MLS printouts or public records showing sale details and property facts.
• Photos and dated documentation of condition, including any damage or deferred maintenance as of January 1.
• Contractor bids or repair estimates tied to the issues you’re citing.
• Evidence of unequal appraisal, such as appraised values of similar nearby homes.

Create a brief cover page with your requested value and a summary of why. Then add your two or three best comps, photos, and any supporting documents.

Choosing comps for Aubrey homes

Picking the right comparables is crucial.

• Time window: Use sales within about 6 to 12 months before January 1. If needed, include sales shortly after January 1 that reflect the same market.
• Proximity: Favor the same neighborhood or subdivision in Aubrey. Different lot types, views, or access points can require adjustments.
• Size and features: Choose similar living area, lot size, age, and functional layout. Note key differences like a third bathroom or larger garage.
• Arm’s-length: Avoid family sales or distressed deals unless you can justify why they reflect market value.
• Adjustments: Make simple, factual adjustments for differences. State your logic plainly to help the reviewer follow your math.

Informal review vs ARB hearing

Informal review

• Nature: A collaborative meeting with appraisal staff to discuss your evidence.
• Pros: Quick, low stress, and often resolves the case.
• Cons: Staff may have limited room to diverge from mass-appraisal models.
• Prep: Bring a concise packet with 2 to 3 best comps, photos, and any appraisals or repair bids.

ARB hearing

• Nature: A formal presentation to an independent board. The hearing is recorded, and the ARB issues a written decision.
• Pros: An independent decision maker that can grant larger adjustments when persuaded.
• Cons: More formal and time-limited; you must follow procedures.
• Prep checklist:
  • One-page case summary with your requested value and key facts.
  • Organized binder or digital packet with comps, photos, permits, and any appraisal.
  • Optional witnesses, such as a licensed appraiser or contractor.
  • Rehearse your points to fit within the time limit on your notice.

Practical tips for Aubrey homeowners

• Anchor to January 1: Date your photos and repair estimates to show condition as of January 1.
• Correct facts early: If square footage, lot size, or features are wrong, highlight those items and provide proof.
• Start now: Do not wait until the deadline. Building a focused packet takes time.
• Document communication: Keep emails, letters, and notes from calls with the appraisal district.
• Lean on local data: A local real estate agent can help pull MLS comparables for Aubrey and explain neighborhood nuances.

When to hire a professional

• Hire a licensed appraiser when your home is unique, comps are limited, or the potential tax savings justify the cost. A detailed appraisal can be persuasive.
• Consider a property tax consultant or attorney for complex exemption issues, commercial or higher-value disputes, or if you prefer representation at the ARB.
• Weigh cost vs benefit. Professionals can raise your odds of success, but fees reduce net savings.

Common pitfalls to avoid

• Relying on automated online estimates without verifying sales and property facts.
• Submitting overly long packets full of unrelated documents.
• Missing deadlines or misreading the date on your notice.
• Leading with emotion instead of numbers and facts.

What to expect after filing

From filing to an ARB decision, the process can take weeks to months, depending on scheduling and whether you settle at the informal stage. Keep your calendar clear around your hearing notice, track all dates, and be ready to respond quickly if the district requests additional information.

Simple evidence checklist

• One-page summary with requested value and main points
• Two to three best comparable sales near January 1
• MLS sheets or public sale records supporting the comps
• Interior and exterior photos dated near January 1
• Repair estimates or contractor bids tied to condition issues
• Floor plan or measurements if square footage is in dispute
• Permit records and dates for improvements
• Any recent licensed appraisal with methodology and adjustments
• Unequal appraisal data for similar nearby homes, if relevant

If you would like help identifying the right MLS comparables in Aubrey or you want a second set of eyes on your pricing strategy, reach out. My approach is calm, data-driven, and focused on your goals. Let’s connect and build a clean, compelling case for your home’s value.

Ready for a personalized look at your property and local comps? Let’s connect — get your personalized home valuation with Unknown Company.

FAQs

What if my Aubrey home sold for less than the appraised value?

• Use your closing statement and deed to show the sale price and date, and explain how the timing relates to the January 1 valuation date.

Can I protest just because my value went up in Denton County?

• Yes, you can protest any appraised value you believe is incorrect or unequal, but you must support your case with evidence tied to January 1 market value.

Will a licensed appraisal help my Denton County protest?

• A current appraisal from a state-licensed appraiser that documents comps and adjustments can be persuasive, especially when it addresses your home’s condition and features.

How long does a property tax protest take in Denton County?

• It can take weeks to months from filing to an ARB decision, depending on scheduling and whether you settle during the informal review.

What happens if I miss the Denton County protest deadline?

• You generally lose the right to an ARB hearing for that tax year; contact the appraisal district immediately because limited exceptions exist under state law.