Montgomery Central Appraisal District (MCAD) – Texas – Property Tax Protest

Tea TEXAS Montgomery Central Appraisal District [ MCAD ] appraise homes and other real estate; this value determines the amount of the property tax. Reducing your property taxes takes some knowledge and a modest time commitment, although you do have the option of hiring a professional property tax advisor. The basic steps to reduce the taxable value set by the appraisal district include protesting the market value and/or unequal appraisal annually, reviewing the appraisal district’s evidence, preparing your case for presentation, attending the informal conference with a staff appraiser and appear at a formal hearing. Appraisal Review Board (ARB) hearing if necessary.

Note: Most people are unaware that the Texas property tax code requires the property owner to obtain evidence from the appraisal district. This information, sometimes called the House Bill 201 packet, can be very helpful in preparing your case for abatement.

The administrative appeal process at the appraisal district office generally involves two steps: 1) an informal conference and 2) a formal ARB hearing. Although the property owner is not required to attend an informal hearing, most property tax protests are resolved by an agreement between the property owner (or property tax assessor) and an appraiser. of the county at these meetings. County appraisers are supposed to make changes if there is evidence to support the change, but they are generally reluctant to reduce a home’s taxable value by significant amounts. The next level of meeting, which can occur if you cannot reach a one-on-one agreement with the county assessor, is a formal ARB hearing. Owners who were unable to reach an agreement through an informal conference are given a second chance to present their case and can sometimes receive a resolution at a formal hearing from the ARB.

It is important to arrive early for your assessment district meetings and to make an effort to have a polite, pleasant and calm disposition, even if you are feeling anxious. After checking in with the front desk clerk, be prepared to wait 30-60 minutes. Maybe bring a book or some work to pass the time. Greet the appraisal staff kindly and courteously. At this level, your objective is like yours, to reach an agreement in a convenient way. After discussing the evidence with a county assessor, they will sometimes make you an offer to settle your property tax protest. You can accept the offer or continue your appeal with the ARB hearing. In most cases, the value offered informally will also be recommended by the county assessor at the ARB hearing. The appraisal district knows that most property owners are often reluctant to attend the ARB hearing due to the additional time involved and the process of a formal filing can be intimidating for some people.

Formal hearings generally consist of panels of three or more representatives from the ARB, the property owner (or property tax assessor), and the county assessor. After introductions and a brief explanation of the process, the county assessor will describe the property in question. The property owner presents proof of opening and answers any questions from ARB representatives. The staff appraiser then presents evidence on behalf of the appraisal district and answers any questions from the ARB panel. The property owner has the opportunity to rebut and answer any other questions from the ARB panel to clarify the facts presented. Finally, the ARB panel deliberates and announces a decision. The decision is not subject to further negotiation at the hearing. You should politely thank the ARB members for their consideration. If you are not satisfied with your decision, you may seek binding arbitration or a court appeal.