kyle field 94 said:

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Last year I paid someone to protest my taxes and they did a good job.

Of course this year, hcad raised the market rate 37%, but they are capped at raising my appraisal rates the 10% max cap.

What do I do?

1. Nothing
2. Pay someone the protest again and probably get the market value reduced, but probably not below the appraisal value. If I do this, I have to pay the protesting company for "lowering " my market value even though my tax bill won't change
3. Something else?

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You should still protest. Most companies will not charge you for only lowering the market value.

JimmyHouston said:

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Montgomery County as well?

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Si for TexAgs folks only. So mention that.

Always protest everything you can. In a year, where the market values stay flat, if you haven't lowered it via a protest in previous years that gives them more room to keep raising your appraised value, even though values are not rising.

kyle field 94 said:

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Last year I paid someone to protest my taxes and they did a good job.

Of course this year, hcad raised the market rate 37%, but they are capped at raising my appraisal rates the 10% max cap.

What do I do?

1. Nothing
2. Pay someone the protest again and probably get the market value reduced, but probably not below the appraisal value. If I do this, I have to pay the protesting company for "lowering " my market value even though my tax bill won't change
3. Something else?

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This is the situation I've been in for the last few years, and I always protest market, even if it doesn't immediately affect my appraised. I do this because they will continue to raise your appraised value by 10% every year until it matches market value.

My 2025 market value is so far above what the house is worth that it's nuts. My 2025 appraised value is probably about what I could sell the house for. So, protesting market is a no brainer, if I want to keep my appraised value in check going forward. Based on recent comps, my appraised value should stay flat for 2026, but that won't happen if I don't protest.

I'm sure different firms have different rates, but mine charges less if they only lower market and not appraised. I paid $175 last year. I believe my case wound up in appeal, and the $175 was well worth it. I've done that myself once and will never do it again.

Do you mind sharing who you use?

Used Rainbolt for the first time last year, based on several years of results they had gotten for a neighbor.

Up over 18% market value in 77024. Homestead kept it to 10%

We have been using Bettencourt for our protest. Done a good job so far.
https://www.btanow.com/

HCAD sounds like a bunch of crooks compared to Fort Bend.

If you have someone working for you who is responsible for responding to submissions from your contact form, you might want to check up with them on how long it takes to respond to submissions.

Quote:

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HCAD sounds like a bunch of crooks compared to Fort Bend.

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Harris County has a $130M shortfall. Fort Bend looks to be about half that. And that's before DOGE. They need the cash.

FarmerJohn said:

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Quote:

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HCAD sounds like a bunch of crooks compared to Fort Bend.

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Harris County has a $130M shortfall. Fort Bend looks to be about half that. And that's before DOGE. They need the cash.

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Isn't part of the reason they are in a "shortfall" the fact that they egregiously overvalue homes and more people are successfully protesting?

One of the school districts up where I am blamed their "shortfall" exactly on that. They should be blaming the CAD and not homeowners who refuse to be ripped off.

aTm_bomb said:

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77096

Did a large renovation that upgraded my CDU to very good and renovation to Total so got a 46% increase on market and appraised as expected.

Bright spot is they didn't change my sq footage that we added to livable area.

Could be a tough dispute this year...

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Make sure you understand the definition of "Total" is to be sure that's the correct CDU. It means most, if not all, sheetrock was replaced, floors refinished or replaced completely, all kitchen and bath cabinets restored or replaced and all mechanical, electrical and plumbing is replaced or reworked.

Previous owners of my house did a renovation that HCAD classified as "Total", and they didn't fight to get it changed to Extensive or Very Good, which is the correct CDU based on the work done. Every year, I pull HCAD values on over 600 homes in my area and my market and appraised cost/sf is always in the top 2% of all those homes due to the Total CDU classification. The other homes around my same cost/sf are basically brand new. The renovations in my 1960's built house were primarily cosmetic.

I've been mostly successful in protesting the value down to where it should be, but I have not been able to get them to change the CDU. Due to that, HCAD typically increases my market value by 30% - 50% every year.

A few years ago, I was told they would send someone to my house to view the renovations and potentially reclassify it. About 3 months later and with no advance notice, a guy showed up at 2pm in the middle of the week, rang my doorbell and left after 15 seconds when nobody answered the door (we were at work). I only knew it was HCAD after I viewed my Ring camera footage later that day and saw they had a jacket on that said HCAD.

TexAg2001 said:

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aTm_bomb said:

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77096

Did a large renovation that upgraded my CDU to very good and renovation to Total so got a 46% increase on market and appraised as expected.

Bright spot is they didn't change my sq footage that we added to livable area.

Could be a tough dispute this year...

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Make sure you understand the definition of "Total" is to be sure that's the correct CDU. It means most, if not all, sheetrock was replaced, floors refinished or replaced completely, all kitchen and bath cabinets restored or replaced and all mechanical, electrical and plumbing is replaced or reworked.

Previous owners of my house did a renovation that HCAD classified as "Total", and they didn't fight to get it changed to Extensive or Very Good, which is the correct CDU based on the work done. Every year, I pull HCAD values on over 600 homes in my area and my market and appraised cost/sf is always in the top 2% of all those homes due to the Total CDU classification. The other homes around my same cost/sf are basically brand new. The renovations in my 1960's built house were primarily cosmetic.

I've been mostly successful in protesting the value down to where it should be, but I have not been able to get them to change the CDU. Due to that, HCAD typically increases my market value by 30% - 50% every year.

A few years ago, I was told they would send someone to my house to view the renovations and potentially reclassify it. About 3 months later and with no advance notice, a guy showed up at 2pm in the middle of the week, rang my doorbell and left after 15 seconds when nobody answered the door (we were at work). I only knew it was HCAD after I viewed my Ring camera footage later that day and saw they had a jacket on that said HCAD.

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That'll add up quickly

https://www.wsj.com/economy/housing/american-home-equity-wealth-costs-982e79a4?mod=djem10point

TXTransplant said:

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Except HCAD routinely overvalues people's properties, despite having sales comps in their possession.

The last time I protested myself (2023), iSettle rejected my argument and wouldn't budge off the market. I declined their offer and opted to appeal, at which point, HCAD sent me a report of all the properties that had sold in my area in the last 2 years.

When I compared the most recent sales to the 2023 HCAD valuations, most of them were valued at 20-25% more than the price they sold for.

There was one house that sold at the end of November 2022. By Jan 2023, HCAD had it valued at 25% more than the sales price. And HCAD knew exactly what the house sold for because it was in the report they provided to me!

I wound up winning my appeal. I think I got the value lowered by $70-$75k, which was about 15% too high. The process was a PITA and waste of time, especially since HCAD should have accepted my iSettle argument.

The blatant disregard for sales comps and ridiculous overvaluing of properties is criminal.

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HCAD likes to ignore the extremely comparable properties within 1 or 2 blocks of my property in favor of properties up to a mile away.

Ryan the Temp said:

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If you have someone working for you who is responsible for responding to submissions from your contact form, you might want to check up with them on how long it takes to respond to submissions.

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You emailed me on 4/2 at 4:16pm and I responded to your email on 4/3 at 9:48am.....If this is in regards to someone else, I have been at the Masters the first part of the week and an Out Of Office was sent to anyone who emailed me.

Mr. McGibblets said:

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Ryan the Temp said:

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If you have someone working for you who is responsible for responding to submissions from your contact form, you might want to check up with them on how long it takes to respond to submissions.

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You emailed me on 4/2 at 4:16pm and I responded to your email on 4/3 at 9:48am.....If this is in regards to someone else, I have been at the Masters the first part of the week and an Out Of Office was sent to anyone who emailed me.

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Nope. Did not receive a response.

TXTransplant said:

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Used Rainbolt for the first time last year, based on several years of results they had gotten for a neighbor.

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How does their pricing structure work, and were you happy with the results?

Seriously need a law that says the homeowner can demand the county cut them a check for the valuation on their tax statement. It'll put a quick end to this unchecked BS.

I would sell today at this ridiculous valuation I got.

Ryan the Temp said:

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TXTransplant said:

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Used Rainbolt for the first time last year, based on several years of results they had gotten for a neighbor.

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How does their pricing structure work, and were you happy with the results?

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I've only used them once, and I can't remember what their fee structure was. I think it's different if they actually reduce your appraised value and reduce your taxes vs just reduce your market value, but don't quote me on that.

I'm pretty sure what they charge is based on how much they reduce your value. I tried looking up my bill from last year, and it's not available. I could see that they reduced my market value by about $50k - that cost me $175.

When I talked to them last year, I remember them being fair and in line with what other companies charge. Maybe even a little cheaper. But I knew they weren't likely to reduce my appraised value. I was strictly trying to keep market under control. When I got the bill for $175, I remember thinking it was less than I expected.

Sorry - I know that's not much help.

Out of curiosity, for you all that are interested in services like this, what are your opinions on what the most fair or your preferred fee arrangement for protesting residential would be?

Personally, the firm I use (Texags poster) just does a flat fee.

Yes, in a perfect world it'd be tied to actual tax savings. But in reality, I still have a benefit if they reduce market value but not enough to get below the 10% appraisal cap. And with how they've performed I have no issue paying them the flat fee.

I'm looking for someone to use. I have never used anyone before, so open to options.

Whatever happened with that story somebody posted on here a few years ago where they discovered that somehow HCAD had worked a deal with MLS and had a contract to get sale prices from private transactions from MLS?

They guy had sold some land in a private deal and somehow HCAD ended up with the exact sale price even though it was never disclosed. They then went searching around and found out that little nug, and the legality of it all came into question.

they absolutely have the sales prices from the MLS. I don't believe they're supposed to use them for mass appraisal purposes, but they need access to verify comps.

Yep. They have them. As I said above, when I declined my isettle in 2023, when I opted to appeal, HCAD gave me the option to download reports on comparable sales in my area. I was basically able to download reports for every MLS sale in my neighborhood/subdivision over the previous two years.

They do this supposedly to help you form the argument you prepare for the appeal board.

I think they use sales comp numbers - to an extent. In my 'hood, I think they take the price per square foot of the most expensive home that sold (usually one with a pretty elaborate pool and outdoor space, maybe updated with new kitchens and baths, too) and apply that price per square foot to every other house - whether it has a pool or not (houses with pools sell for significantly more in my 'hood).

And then, just for good measure, they might add another 10-20% on top of that. Because they can.

They most certainly don't use averages. When I appealed, I presented a very sound argument to use an average $/sq ft based on several very good comps. The appraiser cherry picked the one that sold for the highest $/sq ft and used that to determine my new value. It was only a few $ per sq ft difference, but that's not the point. When there are multiple comps, they should use an average.

Have had very good success with Jubally. Just waiting for them to go live for this year.

This is so stupid. They didn't really budge on my protest last year so I will come back with more arguments this year.

Stat Monitor Repairman said:

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Whatever happened with that story somebody posted on here a few years ago where they discovered that somehow HCAD had worked a deal with MLS and had a contract to get sale prices from private transactions from MLS?

They guy had sold some land in a private deal and somehow HCAD ended up with the exact sale price even though it was never disclosed. They then went searching around and found out that little nug, and the legality of it all came into question.

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har.com posts the price ranges for homes sold on their website.