Is Montalvo area, San Benito 78586 likely to have a protest opportunity?

Cameron County data shows 6 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.

Montalvo area, San Benito 78586 — Cameron County Property Tax Protest

Property tax protest data for the Montalvo area, San Benito 78586 (Neighborhood 903020) in Cameron County. 6 homes, $12/sqft median.

What this means for your property

6 homes in this area were assessed at a median $12/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 6 others in Montalvo area, San Benito 78586

$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
Palmera & Staghorn Coral area, San Benito 78586	61	$12 same	—
Resaca Media & Resaca Llena area, San Benito 78586	13	$12 same	—
Southwind area, San Benito 78586	16	$12 same	—
Jade & Emerald area, Harlingen	40	$12 same	—
Rancho Grande East & Calle Rancho Grande East area, San Benito 78586	16	$12 same	—

Neighborhoods with the closest median $/sq ft to Montalvo area, San Benito 78586.

Top flagged properties in Montalvo area, San Benito 78586

Address	% Above	$/Sqft	Est. Savings
36797 MONTALVO DR	994%	$133	$26,713

Properties assessed highest above the neighborhood median.