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Dallas Central Appraisal District - Tips for a Successful Property Tax Protest DCAD uses an imprecise process known as mass appraisal to "guesstimate" an initial value for your property. Since about 150 appraisers collectively generate over 1,600,000 values annually, each valuation typically receives little or no individual attention. Your job, as the property owner, is to review likely errors, considering both market value and unequal appraisal. Dallas Central Appraisal District assesses property and that value sets your property tax amount. Reducing your property taxes is relatively simple but requires a modest commitment of time. Your other option is to hire a property tax consultant. Basic steps to reducing the property tax assessment set by Dallas Central Appraisal District include appealing both market value and unequal appraisal annually, obtaining the Dallas Central Appraisal District evidence, preparing for the hearing(s) and attending the informal and/or appraisal review board hearing. This article focuses on the hearing process. There are two options for the "administrative" hearing process at Dallas Central Appraisal District: 1) the informal hearing and 2) the appraisal review board (ARB) hearing. Neither the property owner nor Dallas Central Appraisal District is required to attend the informal hearing. About 80% of property tax protests are resolved by agreement between the property owner/property tax consultant and the Dallas Central Appraisal District appraiser. The second option, which typically occurs if you are not able to reach agreement with the Dallas Central Appraisal District appraiser, is the ARB hearing. The property owners often receive some property tax relief at the ARB hearing. Dallas Central Appraisal District appraisers seldom reduce the assessed value for a home by $100,000 or more. If you are seeking a reduction of more than $100,000 for a home, you should probably skip the informal hearing with the Dallas Central Appraisal District appraiser. Make sure you arrive early for the hearing and try to project a cheerful, cordial and relaxed attitude, even if you are nervous. After you check in with the Dallas Central Appraisal District clerk, you will likely wait for 30 - 60 minutes. Bring a book, newspaper or work to pass the time. Greet the Dallas Central Appraisal District appraiser cheerfully and enthusiastically. His goal is similar to yours; reach a compromise quickly. At Dallas Central Appraisal District, the appraisers are encouraged to make changes if there is evidence to support the change. The exception is unequal appraisal. Most Dallas Central Appraisal District appraisers are reluctant to make changes on unequal appraisal evidence. DCAD's approach on unequal appraisal is in flux. However, if your appeal is on unequal appraisal, you will likely need to attend the ARB hearing. After you exchange and discuss evidence with the Dallas Central Appraisal District appraiser, he will likely make you an offer to settle the property tax protest. This initial offer is often negotiable, depending upon the appraiser. Many DCAD appraiser are willing to negotiate. You can accept the offer or continue the appeal with the ARB hearing. In most cases the value offered informally will also be suggested by the Dallas Central Appraisal District appraiser at the ARB hearing. Property owners are often reluctant to attend the appraisal review board (ARB) hearing because they think they are wasting their time with such a small property. This is not the case. Dallas Central ARB members are courteous, respectful and want the property owner to feel good about the ARB hearing. Players at the ARB hearings include the 3 ARB members, property owner (or property tax consultant) and the Dallas Central Appraisal District appraiser. After introductions and a brief explanation of the process:
Property Tax Tip #1: Appealing Property Taxes for Your Home Property Tax Tip #2: Preparing for Your Property Tax Hearing Property Tax Tip #3: The Hearing Process Hire O'Connor & Associates to appeal high property taxes. You pay NOTHING unless we save you money! Links & Resources | |