Is Black Swan & Hawkhurst area, Magnolia 77354 likely to have a protest opportunity?

Montgomery County data shows 32 homes in this neighborhood group. 88% protest success rate. 97,674 county-wide protests (2024).

How do I file the protest in this neighborhood?

Use MCAD Online Protest, 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.

Black Swan & Hawkhurst area, Magnolia 77354 — Montgomery County Property Tax Protest

Property tax protest data for the Black Swan & Hawkhurst area, Magnolia 77354 (Neighborhood 92445.0) in Montgomery County. 32 homes, $287/sqft median.

What this means for your property

32 homes in this area were assessed at a median $287/sqft. With a 88% 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.

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 MCAD, and a hearing script you can read at your informal hearing.

How does the protest process work?

You file a protest with MCAD (online via MCAD 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.

What's the deadline?

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

Check your property

See how your home compares to 32 others in Black Swan & Hawkhurst area, Magnolia 77354

$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

✓ Montgomery County filing checklist

✓ Hearing script you can read word-for-word

✓ Comparable sales grid (PDF)

✓ Step-by-step MCAD Online Protest walkthrough

Compare similar neighborhoods in Montgomery County

Neighborhood	Homes	Median $/Sq Ft	Win Rate
Wintergreen area, Spring 77382	27	$287 same	—
Tamarind & Peaceful Canyon area, Spring 77381	10	$288 +$0.6	—
Timber Ridge & Sapphire area, Magnolia 77355	34	$286 -$1.2	—
Faustina & Orvieto area, New Caney 77357	97	$288 +$1.4	—
Goldenglade & Pale Star area, Conroe 77384	18	$289 +$1.4	—

Neighborhoods with the closest median $/sq ft to Black Swan & Hawkhurst area, Magnolia 77354.

Top flagged properties in Black Swan & Hawkhurst area, Magnolia 77354

Address	% Above	$/Sqft	Est. Savings
7 BLACK SWAN CT	25%	$360	$1,546
14 BLACK SWAN CT	20%	$345	$1,184
154 BLACK SWAN PL	17%	$337	$1,144

Properties assessed highest above the neighborhood median.