The Cliff Notes Version of Protesting Your Value
A robust real estate market is wonderful for your financial statement or when selling but not when it comes to taxes. CADs mail appraisal notices in mid-April. The deadline to call for an appointment, mail the formal notice or file an online protest is May 15th or 30 days after the date of the notice. Protest—you may lower your taxes!
Step 1. Mail, email or fax the protest form or file an online protest by May 15th (entitles you to evidence)
Two reasons to protest – incorrect market value (likely condition concerns) or unequal compared with other properties (same house in the neighborhood valued for less) . Request the evidence packet. The amount of your property taxes begins with the CADs valuing property (as of January 1).
Step 2. Research CAD records
Request the “appraisal card” via email (gcad@galvestoncad.org) and validate information. If you recently purchased the property for less or have a recent appraisal with a lower value, you are ready to go. If you paid more and discovered problems later or if repairs are needed, take photos and obtain estimates. Provide this information at the informal meeting with the appraiser, at the formal ARB hearing or submit with the online protest.
Step 3. Attend the informal conference scheduled before the ARB Hearing
Review the evidence documents. If you attend the informal and are not prepared to go to the ARB hearing, ask to be scheduled for a later date! YOU ARE LEGALLY ENTITLED TO ONE RESCHEDULE!
Step 4. Appraisal Review Board (ARB) Hearing
The ARB is a three-member citizen panel appointed to hear protests. A CAD appraiser and a hearing clerk will also be in attendance. Bring 4 copies of your evidence. After being sworn in, the CAD will present its case, you will present yours and the ARB will announce a decision. THE BURDEN OF PROOF IS ON THE APPRAISAL DISTRICT!
Step 5. Arbitration or File Lawsuit in State District Court
ARB decisions can be overturned in binding arbitration or in court. Arbitration requires payment of a $450 fee (amount varies). If you are successful (meaning the arbitrator determines the value nearer to your estimate than the CAD’s), all but $50 will be refunded. The majority of lawsuits are settled but before taking this step, consider the cost!
