Warning: I just got off the phone with the Dallas appraisal board, so there’s some cursing in this post. My Aunt Frances, who raised me better, would allow it.
My family has dealt with city governments in land transactions for decades. There are city names we aren’t allowed to mention at Campbell family functions. My own brother was nearly disinvited to Christmas one year after joining the Garland Rotary.
“…uggghhh, Garland.”
I can hear everyone, dead and still here, groan as I write that. That grudge is 35 years old and going strong.
I digress — but it’s relevant.
Why Property Tax in Dallas Is Personal
If I had time to take up one cause, it would be abolishing property tax. It’s double taxation wielded against people every single year. It’s a direct obstacle keeping people from owning land and a home. And it’s discrimination against those who don’t have the time, knowledge, or ability to fight the increases year after year.
The property taxes on my house have increased 76% since 2020.
In 2024 alone, over 206,000 Dallas County property owners filed protests — 24% of all parcels. Of those, 84% received a reduced value. At the ARB hearing level, 67% of cases result in reductions.
That means the system can work. I just didn’t work it right.
What the Dallas CAD Said My House Was Worth
The Dallas Central Appraisal District (DCAD) valued my home at $1,020,000.
I’m a Realtor. I know I couldn’t sell it for more than $800,000 — if I’m lucky.
Every house selling for $1M+ around me is updated, sits on a better street, or backs up to a golf course. The most comparable sale near me closed in November at $223 per square foot. At that rate, my house is worth $740,000. I submitted that data through the ARB portal a month before my hearing, along with photos.
I thought it was a layup.
That was my first mistake.
What Happened at My ARB Hearing
I called in at 10:15am. Four people were sitting around a table — or so I assumed. They’re impossible to read on a phone hearing.
They presented their case for the high value. I presented mine for the reasonable value. Then they appeared to deliberate.
Their final verdict: my value decreased by $750.
Thanks, guys.
Here’s what I know now.
5 Mistakes I Made — And What to Do Instead
1. I Didn’t Show the Neighborhood, Just My House
Evaluating a property isn’t just about nearby sales. It’s about the dynamics of the neighborhood. My strip of 10 houses is not remotely comparable to the homes near the golf course at the end of my street. You only know that by driving down the road.
What to do instead: Photograph both sections of the street. Create a side-by-side showing the difference between your block and the comps DCAD is using. The panel needs to see what you see every day.
2. I Didn’t Hammer My True Comp Hard Enough
The best comparable for my house — the one a licensed appraiser would actually use — sold for $75 per square foot less than DCAD’s valuation. That should have been my anchor. If my house looks the same or worse than that comp, why is it valued higher?
What to do instead: Build your entire argument around your single best comp. Do a side-by-side of that property vs. yours. Make the panel explain the gap.
3. I Dismissed the Million-Dollar Comps They Used
It seemed so absurd that I ignored the $1M+ properties they pulled as comparables. That was a mistake.
What to do instead: Attack their comps directly. Create a side-by-side showing every feature that makes those homes incomparable to yours — updates, lot size, street location, golf course access. Don’t let those comps sit unchallenged on the table.
4. I Didn’t Submit an Itemized Repair List
Here’s where I’m an idiot: I own a renovation company. I could have prepared a detailed, line-item estimate of every repair and update needed to bring my house up to DCAD’s valuation. Every tool to make my case was at my fingertips.
What to do instead: Submit a written, itemized cost-of-repairs estimate. If you don’t own a renovation company, get a contractor to walk through and give you one. Condition evidence is powerful — and most homeowners don’t bring it.
5. I Had No Rebuttal for the “Estate Sale” Dismissal
The panel dismissed my strongest comp because it sold out of an estate. I had no response prepared.
What to do instead: Know this argument is coming and have a written rebuttal ready. The fact that a property sold from an estate does not diminish its value as a comparable. Estate sales often attract more investor competition, not less. Any house can end up in an estate. A renovated home on the golf course sold from an estate would still command top dollar — and that family would expect it.
The Moral of This Story
The reason I didn’t do any of the above is simple: I didn’t have time. I’m a single mother running two businesses.
But here’s what I can’t stop thinking about: how many people just accept the value given? How many homeowners have an experience like mine and give up entirely?
These inflated DCAD values don’t just hurt homeowners trying to hold onto their homes. They make it harder for renters who want to become homeowners, because those inflated values drive up sales prices, mortgage costs, and the barrier to entry.
Because I’ll be damned if I sell my house for $800,000 now.
If it’s worth a million on the tax rolls, it’s worth $1.2 million to a buyer — as is.
Right, Dallas?
FAQ: Dallas Property Tax Protest
When is the Dallas County property tax protest deadline? May 15, or 30 days after DCAD mails your Notice of Appraised Value — whichever is later. Don’t miss it. There are no exceptions.
How do I file a property tax protest with DCAD? File online at dallascad.org using the PIN on your Notice of Appraised Value. You can also file by mail or in person at DCAD’s office at 2949 N. Stemmons Freeway, Dallas, TX 75247.
What evidence should I bring to my ARB hearing? Comparable sales (3–5 recent, similar homes that sold below your appraised value), condition photos, a repair/remodel cost estimate, and a side-by-side comparison of your home versus DCAD’s comps. Submit evidence at least 5 days before your hearing.
Can I request an in-person ARB hearing instead of a phone hearing? Yes. Submit a written request to DCAD in advance. Phone hearings put you at a disadvantage — you can’t read the room, and visual evidence is harder to walk through.
What happens if I lose my ARB hearing? You can appeal to district court, or use the State Office of Administrative Hearings (SOAH) process. You can also hire a property tax protest company — most work on a contingency basis and charge no fee unless they win.
Does estate sale status disqualify a property as a comp? No — and if the panel tries to use that argument, push back. Estate sales attract investor competition and often sell at or above market. Estate status alone is not a valid reason to dismiss a comparable sale.
What’s the success rate for Dallas property tax protests? In 2024, 84% of filed protests resulted in a value reduction. At the formal ARB hearing level, 67% of cases result in reductions. It’s worth fighting — just come prepared.
Kim Hendry is a flat-rate Realtor and renovation company owner serving Richardson and North Dallas. She helps homeowners buy, sell, and hold onto their properties — including fighting the system when she has to.