Is Arcos Gardens & Spoonbill Cove area, Laguna Vista 78578 likely to have a protest opportunity?

Cameron County data shows 20 homes in this neighborhood group. 44% protest success rate. 3,549 county-wide protests (2024).

How do I file the protest in this neighborhood?

Use CCAD Protest Form, keep files from this neighborhood packet, and file before the May 15 deadline.

How much does a Texas property tax protest cost?

Most counties charge no filing fee. This service fee covers your evidence packet and filing workflow support.

Do I need an attorney to file a property tax protest?

No. Texans can often file directly through the CAD's iFile system and upload your support documents for review.

What is the first step to filing a protest?

Confirm your filing deadline from the Notice of Appraised Value and begin preparing comparable sales evidence first.

Arcos Gardens & Spoonbill Cove area, Laguna Vista 78578 — Cameron County Property Tax Protest

Property tax protest data for the Arcos Gardens & Spoonbill Cove area, Laguna Vista 78578 (Neighborhood 724700RS5) in Cameron County. 20 homes, $204/sqft median.

What this means for your property

20 homes in this area were assessed at a median $204/sqft. If your home is assessed higher than comparable properties nearby, you may have grounds to protest your assessment. An evidence packet shows exactly how your assessment compares — with the specific comps and data you'd present at a hearing.

What's in the evidence packet?

5 comparable properties matched to your home, an assessment gap analysis showing where your value exceeds comps, a filing checklist for CCAD, and a hearing script you can read at your informal hearing.

How does the protest process work?

You file a protest with CCAD (online via CCAD Protest Form), attend an informal hearing where you present your evidence, and most cases settle right there. The evidence packet gives you everything you need for that hearing.

What's the deadline?

The protest deadline for Cameron County is May 15. You must file before this date to protest your 2026 assessment.

Check your property

See how your home compares to 20 others in Arcos Gardens & Spoonbill Cove area, Laguna Vista 78578

$49 flat fee · No recurring fees — you keep 100% · 7-day money-back guarantee

What's in your evidence packet

✓ 5 comparable properties matched to your home

✓ Assessment gap analysis with dollar amounts

✓ Cameron County filing checklist

✓ Hearing script you can read word-for-word

✓ Comparable sales grid (PDF)

✓ Step-by-step CCAD Protest Form walkthrough

Compare similar neighborhoods in Cameron County

Neighborhood	Homes	Median $/Sq Ft	Win Rate
Fm 803 & Paredes Line area, Los Fresnos 78566	32	$204 same	—
Hacienda & Arcos Gardens area, Laguna Vista 78578	12	$204 same	—
Torrey Pines & Golf House area, Laguna Vista 78578	56	$203 same	—
Padre area, South Padre Island 78597	16	$203 -$0.7	—
Fm 1847 & Fm 106 area, Rio Hondo	8	$205 +$1.0	—

Neighborhoods with the closest median $/sq ft to Arcos Gardens & Spoonbill Cove area, Laguna Vista 78578.

Top flagged properties in Arcos Gardens & Spoonbill Cove area, Laguna Vista 78578

Address	% Above	$/Sqft	Est. Savings
9 PLAZA LA QUINTA CT	26%	$256	$1,934
23 ARCOS GARDENS	25%	$255	$1,939
11 LA QUINTA CT	17%	$239	$1,295
31 ARCOS GARDENS	17%	$239	$1,268

Properties assessed highest above the neighborhood median.