Property Tax Resources

Late Property Tax Protests & Correcting Property Tax Errors


 

Late Protests

Late Protests may be filed for the following reasons:

  • Property is Over-Appraised (Appraisal is too high compared to sales of similar homes, or not Fair and Equal when compared to the appraised value of similar homes)
  • Clerical Errors have been made in property description (e.g., square footage is overstated, characteristics of property are erroneously stated, pools/buildings have been removed, exemptions were not applied, etc.)
  • Notices were Not Received from the Appraisal District (e.g., Notices of Appraisals, Notices of Hearings, Notices of Exemptions Denied, etc.)

“Over-appraised” Late Protests (25.25d Protest)

Late protests based on Over-Appraisal of property may be filed as late as Jan 31 following the Tax Year, e.g., for 2004 taxes, the Late Protest must be filed by January 31, 2005.To be successful in a Late Appeal based on an over-appraisal, known as a 25.25D Protest, the property must:

  • Not have been the subject of a prior regular protest and ARB hearing where the owner presented evidence as to the value of the property, and
  • Have been over-appraised by more than 1/3 of the correct value (the final value must be less than 75% of the original appraised value)

We have had good success in reducing the taxes for many of our clients in Over-Appraisal situations using the Late Protest process. Call us if you believe that your home may qualify.

 

Correcting “Clerical Errors” (25.25c Protest)

Late protests based on Clerical Errors may be filed at any time the error is discovered, even if a hearing has already been held. Clerical errors may be corrected for the current tax year and the five (5) preceding years.

We have been successful in obtaining refunds for up to six prior years for many of our clients based on square footage errors, pools/buildings removed or changed, etc.

“Notices Not Received” Protests (41.411 Protest)

A protest based on not receiving notices from the Appraisal District may be filed at any time, and if successfully proven, will result in a hearing being granted.

Technically, this is a “Failure to Give Notice” hearing, and the only requirement on the part of the Appraisal District is to prove that they mailed the notice to the correct owner at the last known address. Call us to discuss in more detail.

Over-65 Senior Exemptions


Deferring Taxes, Abating Taxes, etc.

Seniors Over 65 years of age (and Disabled persons) have several unique options
available on their Homestead property:

  • Defer ALL taxes until they no longer own and occupy the Homestead.
  • Pay current year taxes in four (4) installments (as opposed to paying the total due
    by January 31st.
  • Abate tax lien collection activity until they no longer own and occupy the homesteaded.

The Over-65 Exemption applies to entire year (retroactive to January 1st) in the year they turn 65.

The Over-65 Exemption (but not the base Homestead Exemption) may be transferred to a different residence at any time, even if that residence does not have a Homestead Exemption.

School Taxes are frozen at the $ amount of the school taxes in the year you turn 65 for your current homestead, and at the % of current taxes for a new home. Some taxing entities freeze other taxes in addition to school taxes (e.g., county taxes, city taxes, hospital taxes, etc.).

Exemptions effective on January 1st remain on the property for the entire year, even across any sale of the property, thereby benefiting the new owners. (Note: Over-65 sellers may transfer their Over-65 exemption, but not their base Homestead Exemption, to their new residence at any time.

Services for Realtors


Help with Protests & Appeals Requests

All realtors are well aware when the notices of appraised value are received by taxpayers in the April timeframe. The phones ring off the wall with request for comps and assistance in preparing a protest, not to mention the time it takes to talk with clients about appraisals and taxes. We may be able to help offload some of those tasks, saving you time, and assisting your clients in understanding the potential for a lowering their appraised value. Since we are preparing a large number of protests for a broad variety of clients, it is often more efficient for us to add them to our process.

Services for “New Purchase” Clients

When one of your clients purchases a property for less than its appraised value, an appeal must be filed to have the appraised value lowered to match the purchase price. Although the Appraisal District will typically approve this request for the first year, the value the following year will often rise significantly because the property is again valued by the mass appraisal technique. If there is some factor that causes the purchase price to be low, such as foundation problems, run-down condition, environmental factors, etc., our knowledge of the appraisal district’s classification system and mass appraisal process often enables us to convince the appraisal district to maintain lower values until the problems no longer exist.

Occasionally one of your client may for various reasons pay a premium over the market value for their home. If the purchase price is significantly higher than the market value and appears to be an anomaly or outlier from other sales, we may be successful in presenting a case for an appraisal closer to the market value based on the client’s reasons for the higher purchase price. Representing your clients in these type appeals is a service that we provide and you can recommend to your clients.

Presentations for Realtor and Homeowner Groups

We are available for presentations and discussions regarding the appraisal process, the appeal and protest process, how taxes are calculated and accessed, steps taxpayers can take to ensure their appraised values are fair and equitable, and other topics of interest to realtor and homeowner groups. If your realty office or homeowner group would like us to participate in group discussions or meetings, please give us a call.

 

Special Situations Related to Recent Purchases

Unusually Low Sales Price

  • Often based on problems, depreciation, etc.
  • Appraisal District will set the first year at Purchase Price, then often raise the value the second year.
  • Often based on problems, depreciation, etc. DCAD will set first year at Purchase Price, then often raises the value the second year.
  • NTPTS can often assist in keeping the value lowered for several years. NTPTS can often get the value lowered for several years.

Premium Sales Price

  • The Appraisal District will often set the value at the purchase price but not raise other values in the neighborhood, which leads to an Unequal Appraisal compared to similar properties (neighbors).
  • NTPTS has extensive experience in protesting based on this Unequal Appraisal, known as a Fair and Equal protest. This is the absolute hardest protest to win, but we have been successful in many cases.

Services for Homeowner Associations


 

Presentations for Homeowner Associations

We are available for presentations and discussions regarding the appraisal process, the appeal and protest process, how taxes are calculated and accessed, steps taxpayers can take to ensure their appraised values are fair and equitable, and other topics of interest to homeowner groups. If your homeowner group would like us to participate in group discussions or meetings, please give us a call.

 

Special Situations Related to Recent Purchases

Unusually Low Sales Price

  • Often based on problems, depreciation, etc.
  • Appraisal District will set the first year at Purchase Price, then often raise the value the second year.
  • Often based on problems, depreciation, etc. DCAD will set first year at Purchase Price, then often raises the value the second year.
  • NTPTS can often assist in keeping the value lowered for several years. NTPTS can often get the value lowered for several years.

Premium Sales Price

  • The Appraisal District will often set the value at the purchase price but not raise other values in the neighborhood, which leads to an Unequal Appraisal compared to similar properties (neighbors).
  • NTPTS has extensive experience in protesting based on this Unequal Appraisal, known as a Fair and Equal protest. This is the absolute hardest protest to win, but we have been successful in many cases.

ADDISON OFFICE

16901 North Dallas Parkway
Suite 204
Addison, TX 75001
214-954-4103

GRAPEVINE OFFICE

1452 Hughes Road
Suite 200
Grapevine, TX 76051
817-527-8301

NTPTS

Call: 214-954-4103
Fax: 214-954-4326
info@ntpts.com

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