If you achieve a reduction an ARB hearing, the burden changes to:

The appraisal district has a burden of establishing the value of property by clear and convincing evidence (Tex. Tax Code §41.43(a-3))

In practice, this subtle difference makes it far less likely that the appraiser will increase the value of the property in the second and sometimes the third year. This is especially true of higher value homes where the appraised value is often determined by large adjustments to comparables.

This is our specialty. It’s what we do and we achieved reductions in excess of 20% of value on multiple occasions for multi-million dollar homes. In our largest case we saved one homeowner more than $30,000 per year in property tax.

Normally takes 30-45 mins

A hearing in front of 3 appointed ARB members (the ARB board). These individuals do not work for or with the Appraisal District. They are an independent group appointed to fairly review your appeal. However when you appear before this board a strong evidence packet is necessary. The appraisal board, represented by an appraiser, has access to a huge database of property values and comparables.

When conducted by a professional with access to a full database of sales, listings and other property values, this is the most powerful way to achieve a reduction in your property value. We typically spent 3-5 hours prepping each formal hearing.

A reduction from the initial value achieved at a ARB hearing for this year not only reduces this years taxable value but ALSO CHANGES THE BURDEN OF PROOF FOR THE FOLLOWING YEAR.

The Texas Property Tax Code provides for 2 different burdens of proof. Normally:

The chief appraiser has the burden of proving the property’s value by a preponderance of the evidence presented at the ARB hearing (Tex. Tax Code §41.43(a))

Normally takes less than 10 mins

A meeting with an appraiser at their desk in the CAD office. The appraisal’s job at this meeting is to explain the methodology and show how the evidence provided supports their value. The homeowner will need evidence to support any appeal for a reduction in the appraised value. This evidence will likely include:

– Sales or listing information pertaining to this or comparable properties.
– Photos of any factors adversely affecting the value of the property.
– Appraisal value of comparable neighboring properties.

The most common failing argument is ‘My home has gone up too much since last year.’

Most homeowners have little or no chance or achieving a meaningful reduction at this meeting unless you can point out a glaring inaccuracy. Very small reductions are often offered to end the appeal at this stage. Many of our competitors conduct a large number of these hearings and are offered a small reduction which they accept. This cancels your formal hearing and rights to any further protest. 90% of all appeals do not get past this stage.