CAD Neighborhood WAX31A
Property tax protest data for the River Oaks & Lady Bird area, Waxahachie 75165 (Neighborhood WAX31A) in Ellis County. 104 homes, $185/sqft median.
Source: ECAD public records, 2024 protest season
104 homes in this area were assessed at a median $185/sqft. With a 74% protest success rate, most homeowners who challenged their assessment received a reduction. If your home is assessed higher than comparable properties, you likely have grounds to protest. An evidence packet shows exactly how your assessment compares — with the specific comps and data you'd present at a hearing.
5 comparable properties matched to your home, an assessment gap analysis showing where your value exceeds comps, a filing checklist for ECAD, and a hearing script you can read at your informal hearing.
You file a protest with ECAD (online via True Prodigy Online Protest), 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.
The protest deadline for Ellis County is May 15. You must file before this date to protest your 2026 assessment.
See how your home compares to 104 others in River Oaks & Lady Bird area, Waxahachie 75165
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| Neighborhood | Homes | Median $/Sq Ft | Win Rate |
|---|---|---|---|
| Poinsetta & Palmer View area, Palmer 75152 | 209 | $185 same | — |
| Vanderbilt & Big Bend area, Waxahachie 75165 | 416 | $184 same | — |
| Sperry & Overlook area, Red Oak 75154 | 117 | $185 same | — |
| Cardinal & Sonoma area, Ennis 75119 | 364 | $184 same | — |
| Horseshoe Bend & Valley Ranch area, Waxahachie 75165 | 211 | $186 +$0.8 | — |
Neighborhoods with the closest median $/sq ft to River Oaks & Lady Bird area, Waxahachie 75165.
| Address | % Above | $/Sqft | Est. Savings |
|---|---|---|---|
| 52 RIVER OAKS BLVD | 38% | $255 | $2,597 |
| 141 LADY BIRD DR | 37% | $253 | $2,716 |
| 101 RUSSIAN SAGE DR | 27% | $235 | $1,891 |
| 172 LADY BIRD DR | 25% | $231 | $1,798 |
| 44 RIVER OAKS BLVD | 25% | $231 | $1,462 |
Properties assessed highest above the neighborhood median.