Travis County Property Tax Protest Guide (2026) — TCAD E-File, ARB Process & Data

Early April: Preliminary values posted on traviscad.org

TCAD posts preliminary appraised values on their website before mailing official notices. Search for your property at traviscad.org by address or property ID. Use this window to research comparable properties and start building your evidence packet. Given that most Travis cases end up at the ARB, this early research time is critical.

Mid-April: Notices of Appraised Value (NOAVs) mailed

TCAD mails NOAVs showing your market value, assessed value, exemptions, and the protest deadline. Your NOAV is the official trigger for the protest window. For help reading your notice, see our guide to the Notice of Appraised Value.

May through October: Informal hearings (phone/video) and ARB hearings

After filing, TCAD schedules informal hearings by phone or video. If no agreement is reached, your case moves to the ARB. Because Travis County's ARB volume is so high, hearings can stretch into the fall. File early to get earlier hearing dates.

Market value

This is what TCAD estimates your property would sell for on the open market as of January 1, 2026. TCAD determines this through mass appraisal — analyzing recent comparable sales, property characteristics, and neighborhood trends across all 420,000+ properties in the county. Because the Austin market has experienced sharp swings in recent years, mass appraisal models can lag behind actual conditions in specific neighborhoods.

Net appraised value (capped value)

If you have a homestead exemption, Texas Tax Code §23.23 limits your appraised value increase to no more than 10% above last year’s appraised value. This capped figure is your net appraised value. In Austin neighborhoods that appreciated rapidly during 2020–2022 — East Austin, South Lamar, Circle C, Mueller — the gap between market value and capped value can be significant. A separate 20% cap applies to non-homestead properties (rentals, commercial) valued under $5 million for tax years 2024 through 2026.

Taxable value

This is your net appraised value minus any exemptions — homestead ($100,000 for school taxes), over-65, disabled veteran, or other applicable exemptions. Your taxable value is then multiplied by the combined tax rate from each taxing entity: Austin ISD (the largest share for most homeowners), City of Austin, Travis County, ACC (Austin Community College), and Central Health. Travis County residents pay into more than 100 separate taxing units.

1. Prepare for the ARB from day one

In Harris County, you might file with minimal evidence and hope for a quick iSettle offer. That strategy will not work in Travis County. The probability that your case goes to a formal hearing is much higher here. Build your evidence packet as if you are presenting to a panel, not negotiating on the phone. That means complete comparable property data, clear per-sqft calculations, and any condition documentation, all ready before you file.

2. The informal hearing is a phone or video call

Travis County informal hearings are not in-person. You will speak with a TCAD appraiser over the phone or through video conference. You cannot hand them a printed evidence packet across a table. Everything needs to be submitted electronically before the call. The call itself is usually 10 to 15 minutes. If you reach an agreement, your value is adjusted. If not, you move to the ARB.

3. The ARB is where the real outcomes happen

With 149,911 ARB determinations and $36.1 billion in value reductions, the Travis County ARB is an active and productive part of the system. A 75.2% ARB win rate means the odds are still in your favor at the formal hearing. But you need organized evidence and a clear presentation. The ARB panel expects structured arguments, not vague complaints about your tax bill.

Submit all evidence electronically before the hearing

Since you cannot hand anything to the appraiser, every piece of evidence must be uploaded through the E-File Portal before your hearing date. This includes your comparable property data, per-sqft calculations, condition photos, repair estimates, and any other supporting documents. Upload everything at least a few days before your scheduled hearing so the appraiser has time to review it.

Keep your phone presentation concise

A phone hearing is not the place for a 20-minute presentation. The appraiser has your evidence in front of them. Open with your main argument: "My home is appraised at X per square foot, and the median of my comparable properties is Y per square foot. I am requesting a value of Z." Then let the appraiser respond. Answer their questions directly. The entire call typically lasts 10 to 15 minutes.

For video hearings, have your evidence visible on screen

If your hearing is by video conference, have your comparable property table open on your screen so you can reference specific properties when the appraiser asks questions. Being able to quickly point to a comp by address and walk through its per-sqft value shows preparation. The appraiser already has your uploaded evidence, but being able to discuss it fluently matters.

Know that rejection sends you to the ARB

If the informal hearing does not produce an agreement, your case automatically advances to the ARB. In Travis County, this is the expected outcome for most protests. Do not panic if the informal call does not go your way. You have already uploaded your evidence, and that same evidence carries forward to the ARB hearing. The rejection is not a loss; it is just the next step.

Deferred maintenance

Aging roofs, foundation cracks, plumbing leaks, HVAC systems past useful life, worn flooring, or water damage. Photograph each issue from multiple angles and obtain written repair estimates on contractor letterhead with dollar amounts. A $12,000 foundation repair estimate is treated as a direct deduction from market value. A vague complaint about “the foundation” carries no weight with the panel.

Functional obsolescence

Design features that reduce your home’s appeal to current buyers: outdated kitchens and bathrooms, unusual floor plans, single-car garages in neighborhoods where two-car is standard, or inadequate electrical systems. Austin’s housing stock ranges from 1950s ranch homes in Allandale to modern builds in Mueller — a home that has not been updated competes at a discount to recently renovated neighbors, and that discount should be reflected in your appraised value.

External obsolescence

Factors outside your property that reduce its value: proximity to highways (MoPac, I-35), commercial zones, power lines, flood-prone areas, or high-traffic corridors. TCAD’s mass appraisal often applies uniform neighborhood values without accounting for these micro-location differences. If your home backs up to a busy commercial development or sits in a flood zone, that should suppress your market value relative to neighbors farther from the negative influence.

Bring your best 5 comps

The panel does not want to sift through 20 properties. Pick your 5 strongest comparable homes: closest in size, age, and location to your property, with the clearest per-sqft gap. Present them in a clean table format with address, square footage, year built, appraised value, and per-sqft value for each.

State your requested value clearly

Open with what you are asking for: "I am requesting my appraised value be reduced from $X to $Y, based on a median per-square-foot value of $Z from comparable properties in my neighborhood." The panel wants to know your number up front, not after 10 minutes of preamble.

Expect questions from the panel

ARB panel members will ask about your comps. Why did you choose these properties? Are there differences in lot size or amenities? How do you account for renovations? Have straightforward answers ready. If a comp has a difference you cannot explain, drop it and rely on your other comps.

The panel's decision is binding

After hearing both sides, the panel votes and issues a determination. If they reduce your value, that new value is set for the tax year. If they rule against you, you can appeal to district court or pursue binding arbitration for residential properties appraised under $5 million. Binding arbitration costs $550 and is decided by an independent arbitrator.

Binding arbitration

Available for residential homesteads of any value and non-homestead properties valued at $5 million or less. You must file Form AP-219 with TCAD within 60 days of receiving the ARB order. The deposit ranges from $450 to $1,550 depending on the ARB-determined value. An independent arbitrator reviews evidence from both sides and issues a binding decision, typically within 20 days. If you prevail, your deposit is refunded minus a $50 administrative fee retained by the Comptroller. This is the most common post-ARB remedy for Travis County homeowners — faster and less expensive than district court.

District court appeal

You have 60 days from the ARB order to file suit in Travis County district court. This is a full judicial proceeding with discovery, depositions, and potentially a trial. Court costs and attorney fees typically start at several thousand dollars, making this option most practical for higher-value properties or cases where the potential tax savings justify the legal expense. You cannot pursue both binding arbitration and district court on the same matter.

State Office of Administrative Hearings (SOAH)

Available for properties with an ARB-determined value of $1 million or more. The deposit is $1,500, and SOAH assigns an administrative law judge to hear the case. A key procedural advantage: at SOAH, the burden of proof shifts to the appraisal district — they must justify their value, rather than you proving it wrong. SOAH hearings are more formal than binding arbitration but less costly than district court. This option is commonly used by owners of higher-value Austin properties and commercial real estate.