Cummings & Crystal Springs area, Bedford 76021

CAD Neighborhood 3X030R

Property tax protest data for the Cummings & Crystal Springs area, Bedford 76021 (Neighborhood 3X030R) in Tarrant County. 19 homes, $176/sqft median.

Strong protest signal
90% success rate · 19 homes analyzed
What protesters saved
$47,033
County-wide avg. per successful protest (2024)
Protest success rate
90%
Based on 172,216 county-wide protests (2024)
Homes analyzed
19
Median assessment
$176/sqft
Avg: $173/sqft

Source: TAD public records, 2024 protest season

What this means for your property

19 homes in this area were assessed at a median $176/sqft. With a 90% 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 TAD, and a hearing script you can read at your informal hearing.

How does the protest process work?

You file a protest with TAD (online via TAD 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 Tarrant County is May 15. You must file before this date to protest your 2026 assessment.

Check your property

See how your home compares to 19 others in Cummings & Crystal Springs area, Bedford 76021

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

📅 Deadline: May 15, 2026 (40 days left) ✅ Full refund if unused 🔒 Secure checkout 🛡 No risk — filing can’t raise your taxes

What's in your evidence packet

✓ 5 comparable properties matched to your home
✓ Assessment gap analysis with dollar amounts
✓ Tarrant County filing checklist
✓ Hearing script you can read word-for-word
✓ Comparable sales grid (PDF)
✓ Step-by-step TAD Online Protest walkthrough
In Tarrant County, 172,216 property owners protested last year. 90% received a reduction.

Compare similar neighborhoods in Tarrant County

Neighborhood Homes Median $/Sq Ft Win Rate
Grover & Runnels area, Fort Worth 76106 507 $176 same —
Lavon Creek & Lost Creek area, Arlington 76006 242 $176 same —
Brookdale & Bendale area, Benbrook 76116 103 $176 same —
Voltaire & Monet area, Grand Prairie 75054 35 $176 same —
Devin & Lake Park area, Fort Worth 76053 225 $176 same —

Neighborhoods with the closest median $/sq ft to Cummings & Crystal Springs area, Bedford 76021.

Top flagged properties in Cummings & Crystal Springs area, Bedford 76021

Address % Above $/Sqft Est. Savings
3424 CUMMINGS DR 19% $209 $1,011
3400 CUMMINGS DR 17% $205 $887
3456 CUMMINGS DR 16% $203 $979

Properties assessed highest above the neighborhood median.