Missing a property tax protest deadline can feel like you’re stuck with an inflated value. However, you may still have options under Texas law. The key is acting quickly and understanding the payment requirements.
For most properties the protest deadline is May 15 or 30 days after the Notice of Appraised Value is mailed, whichever is later.
If that deadline has passed without timely filing your protest, you may still have options. The next step depends on your specific situation.
Option 1: You Had a Valid Reason for Missing the Filing Deadline
In some cases, the Appraisal Review Board (ARB) may allow a late-filed protest if you can show “good cause” for missing the original deadline. This typically requires explaining circumstances beyond your control.
However, once appraisal records are approved, your ability to file may be limited. Acting quickly is critical.
Option 2: You Never Received the Required Value Notice
If you did not receive your Notice of Appraised Value or another required notice, Texas law may allow you to protest despite missing the standard deadline.
To preserve your rights:
- File before taxes become delinquent
- Pay the undisputed portion of your taxes by January 31
- Avoid allowing the account to become delinquent
Failure to meet payment requirements can eliminate your ability to pursue relief.
Option 3: The Property Is Substantially Over-Appraised
If your commercial property is significantly overvalued, Texas Tax Code §25.25(d) may allow a late correction based on the degree the property is overappraised.
How Property Tax Help Assists Commercial Owners
Navigating late protests, Section 25.25 corrections require careful compliance with Texas property tax law.
At Property Tax Help, we assist owners by:
- Evaluating eligibility for late protests or corrections
- Reviewing ARB decisions for arbitration potential
- Managing filings and strict statutory deadlines
- Preparing valuation evidence for hearings and arbitration proceedings
Our focus is on protecting your net operating income and ensuring fair taxation (results vary).
Call (254) 640-0057 or email ops@proptaxhelp.com.
