Your appraisal notice arrives, the number is higher than you expected, and the clock starts. In Kendall County, the Kendall Appraisal District sets the value that Boerne ISD, the City of Boerne, the City of Fair Oaks Ranch, Kendall County, and other taxing units use to calculate your tax bill. You have the right to challenge that value, and a clear process with firm deadlines governs how. This guide walks you through each step to protest your property tax appraisal in Boerne and Fair Oaks Ranch: checking your exemptions, reading your notice, meeting the deadline, filing, building evidence, meeting with the district, presenting to the Appraisal Review Board, and appealing if you disagree with the result.
Step 1: Check Your Exemptions and Your Property Record
Start with what the district has on file. A homestead exemption reduces your home’s appraised value for tax purposes, and you apply for it at the appraisal district. A person who acquires a home after January 1 can receive the residence homestead exemption right away for the applicable part of that year if the previous owner did not receive the same exemption. The district also administers exemptions for homeowners age 65 or older and for disabled veterans.
Then ask an appraiser to explain your appraisal, and verify that the record shows the correct property description, the correct measurements for your home and lot, and any defects. A wrong square footage, bathroom count, or lot size inflates the value, and fixing the record costs you nothing.
Step 2: Read Your Notice of Appraised Value
When your value rises, Texas law requires the appraisal district to send a notice of appraised value by April 1 for a residence homestead or by May 1 for other property, or as soon as practical after that date. The notice explains how to protest and how to request an informal conference before the formal hearing. Compare the new value to last year’s value and to what similar homes in your neighborhood recently sold for.
When does the appraisal district send property appraisal notices in Texas?
When a property’s value increases, the appraisal district must send the notice of appraised value by April 1 for a residence homestead or by May 1 for other property. The notice includes instructions for filing a protest and an explanation of the informal conference option. If the notice arrives late, the protest deadline moves to 30 days after the district mails it.
Step 3: Know the Deadline
In most cases, the protest deadline is May 15 or 30 days after the appraisal district mails your notice, whichever is later. The 30 days run from the mailing date, not the date you open the envelope. Appraisal Review Board hearings begin around May 1, and the board should finish most of them by July 20.
If you miss the deadline, the board can still grant a late hearing when you show good cause. You can also file a motion for correction if the district appraised your residence homestead at least one-fourth above its correct value, but you must file before the delinquency date and pay the taxes on the undisputed portion.
What is the deadline to protest property taxes in Kendall County?
The deadline is May 15 or 30 days after the Kendall Appraisal District mails your notice of appraised value, whichever is later. The Appraisal Review Board can grant a late hearing if you show good cause for missing the deadline. Filing before the deadline protects your right to a hearing.
Step 4: File Your Protest
File Form 50-132, the Property Owner’s Notice of Protest, or deliver a written notice that identifies your property, your name, and your disagreement with the district’s decision. The Kendall Appraisal District at 118 Market Avenue in Boerne accepts written protests, and its website lists the taxpayer portal and the current ARB hearing procedures. You can reach the district at (830) 249-8012.
On the form, check every reason that applies, such as market value, unequal appraisal, or a denied exemption. Leaving a reason off can limit what you argue later. Request an informal conference with the district in the same filing. If someone will represent you, file Form 50-162, the Appointment of Agent for Property Tax Matters.
Step 5: Build Your Evidence
You cannot walk into a hearing and say the district is wrong. You prove it. Ask the appraisal district for the sales it used and for appraisal records on similar properties, because those comparisons show whether your home was valued fairly and equally. Gather the following:
- Recent sales of similar homes in your neighborhood, including sale prices, square footage, lot size, and condition
- Photographs of your property and the comparables
- Repair estimates, inspection reports, or contractor quotes that show condition problems
- Surveys, deed records, and closing statements
- A comparison of appraised values on similar properties if you claim unequal appraisal
For an unequal appraisal claim, the Comptroller says you must prepare a ratio study or a comparison of a representative sample of properties, adjusted appropriately, to prove it.
If your property’s appraised value is $1 million or less, you can also submit a properly conducted, recently completed, certified appraisal at least 14 days before the hearing. The appraisal district must then provide evidence that clearly refutes it, or the board must rule in your favor.
What evidence wins a property tax protest in Texas?
The strongest evidence shows what similar properties recently sold for, what the district appraised similar properties at, and what condition problems reduce your property’s value. Photographs, repair estimates, surveys, and a certified appraisal strengthen the case. The board decides on evidence, and arguments about tax rates or your personal finances carry no weight.
Step 6: Meet With the Appraisal District Informally
An informal conference lets you review the district’s evidence and resolve the dispute before the formal hearing. Bring your comparables and ask the appraiser to walk you through the sales and records the district used. If the two sides agree on a new value, the protest ends. If not, your protest continues to the Appraisal Review Board.
Step 7: Prepare for the Appraisal Review Board Hearing
The board must send you notice of the hearing at least 15 days ahead. At least 14 days before the hearing, the district must send you the Comptroller’s Taxpayer Assistance Pamphlet and the board’s hearing procedures. You can appear in person, by telephone or videoconference, or submit evidence by affidavit. The board must offer hearing times on a Saturday or a weekday evening after 5 p.m., and you can request one postponement without showing cause if you have not designated an agent.
Bring copies of your evidence for each board member and for the district staff. You choose whether to present before or after the district’s representative. Testimony is under oath, and the chief appraiser carries the burden of proving your property’s value by a preponderance of the evidence. Keep your presentation focused on value. The board cannot change tax rates, the district’s budget, or your personal financial situation.
What happens at a property tax protest hearing in Texas?
You and the appraisal district’s representative each present evidence to the Appraisal Review Board under oath, and you choose whether to go first or second. The board decides based on the evidence about your property’s value, then sends you a written order. The decision applies only to that tax year.
Step 8: Appeal If You Disagree With the Result
If the board’s order leaves you dissatisfied, you have options:
- District court: File a petition for review within 60 days of receiving the written order.
- Regular binding arbitration: Available for a residence homestead of any value, or for property appraised at $5 million or less. Request it from the Comptroller’s office within 60 days of receiving notice of the order.
- State Office of Administrative Hearings: Available when the board’s value exceeds $1 million. File a Notice of Appeal with the chief appraiser within 30 days of receiving the order, and file a $1,500 deposit within 90 days.
Can I appeal if the Appraisal Review Board denies my protest?
Yes. You can appeal to the state district court in your county within 60 days of receiving the board’s written order. Residence homesteads and properties appraised at $5 million or less can use regular binding arbitration, and properties valued over $1 million can use the State Office of Administrative Hearings. Talk to an attorney before filing in court.
Protesting Before You Sell
A documented, defensible value helps you before you list, too. With more than 20 years in Hill Country real estate, we know the sold comparables that support a protest are the same ones that support a listing price. Luxury homeowners in Fair Oaks Ranch, Cordillera Ranch, and Esperanza often hold properties with unique features that a mass appraisal misses, so recent sales of truly similar homes carry the case. This guide explains the process and does not replace advice from a tax professional or an attorney.
Frequently Asked Questions
Is it worth protesting my property taxes in Boerne?
A protest is worth it when your appraised value exceeds what similar homes recently sold for or when district records show unequal treatment compared with similar properties. The board’s decision applies to one tax year, so the right to protest renews every year. Gather sold comparables first to see whether your case holds.
Can a real estate agent help me protest my property tax appraisal?
An agent can supply recent comparable sales and a market analysis for your evidence. To have someone speak for you at the hearing, file Form 50-162 to appoint an agent. You can also appear on your own.
What if I miss the property tax protest deadline in Kendall County?
The Appraisal Review Board can grant a late hearing if you show good cause for missing the deadline. You can also protest a notice you never received, and you can file a motion for correction if your residence homestead was appraised at least one-fourth above its correct value. File before the delinquency date and pay the taxes you do not dispute.
Does protesting my appraisal lower my tax bill?
If the board rules in your favor, it instructs the chief appraiser to notify the taxing units, and the lower value reduces your tax bill. If you already paid, the taxing units send you a refund for the difference. Your final bill also depends on the tax rates that Boerne ISD, the city, the county, and other units set, which the board does not control.
Property tax season rewards owners who prepare early and bring clear evidence. If you want a precise read on what your Boerne or Fair Oaks Ranch home is worth, contact Alexis Weigand Real Estate. Call 210.987.8801.
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