FAQs

Advaloremtax.net was formed in December, 1999 to be the best real estate property tax consulting firm in Texas. We have developed an organized process for compiling and analyzing data for each property we represent. This includes researching the public records for the subject property, examining recent sales of similar properties in the vicinity of the subject and performing an assessment comparable analysis (Uniform and Equal analysis). Commercial and Multifamily properties are often inspected and photographed to help reduce the taxable value. 

In 2023, Advaloremtax.net filed more than 30,000 protests, effectively reducing our client’s assessed values by over $1.62 billion, cutting their taxes by over $37 million. Our service area includes but is not limited to Harris and surrounding counties such as Brazoria, Fort Bend, Galveston, Montgomery and Waller. Our firm does represent properties outside of this area on a case-by-case basis depending on property type, value and location.

Advaloremtax.net is a full service property tax consulting firm. The tax consultants at Advaloremtax.net. have a diverse body of knowledge and experience that enables us to prepare for and resolve almost any property tax situation. We understand the intricacies and complexities of the appraisal process and will use our knowledge and insight to aggressively challenge and resolve your tax assessment. Our goal is to obtain the lowest possible property tax assessment allowed by law.

The paramount benefit of having a property tax consultant manage your protest and hearing is their expertise. These agents possess a deep understanding of the intricate rules and regulations, enabling them to navigate the process adeptly. Additional benefits encompass potential cost reductions, time efficiency, negotiation skills, and increased chances of a favorable outcome!

Registering for our services is a straightforward process. All you need to do is click the “sign up today” button on our homepage, or visit this link: https://www.advaloremtax.net/advaloremSignupForm.php and provide the requested information. This is the most efficient and convenient way to link our services to your property account. Following your registration, you’ll receive a confirmation email containing the same details you’ve just supplied. This email will be sent to our primary email address, where you can also reach out for further information and any inquiries you may have.

Yes. Our Agreement will remain in effect until you cancel it. We will continue protesting each year and send you a bill only if we reduce your market or appraised for that year. You may cancel the Agreement at any time with 30 days’ notice.

Property taxes are a form of taxation used to fund various essential services within local communities. These funds are specifically earmarked for purposes like supporting schools, maintaining roads, ensuring access to clean water, funding law enforcement agencies, and providing emergency services, among other critical needs. It’s worth noting that, in Texas, there is no statewide property tax. Instead, local authorities are authorized to levy and collect these taxes to finance these essential services.

In accordance with your agreement, we would need a 30-day written notice to begin the withdrawal process. This is typically done by email and ensures both parties that the property is no longer in service. 

The best way to communicate with our office is to call or email us for immediate assistance. Our staff is available to you M-F from 8 a.m. to 5 p.m.

Most of our communication will be delivered through email using our primary email address, info@advaloremtax.net. In some cases, we will utilize postal mail and/or phone calls as other forms of communication.

In Texas, the deadline to protest property values is May 15 or 30 days after the appraisal district sends notice of the assessed value, whichever is later. The appraisal district is required to send notice if the assessed value is increased by more than $1,000 from the prior year’s value. In most cases, the deadline is May 15. If the 15th falls on a Saturday or Sunday, the deadline is the following business day.

Yes, we can file a correction motion for you.  To qualify for a correction, your homesteaded property must be overvalued by 25% or by 33% if it is not homesteaded.  The deadline to file for a correction motion for the current tax year is January 31^st of the following year. 

The property tax appeal fee is billed following the tax protest hearing, and it is due 30 days upon receipt.

Per the residential homestead exemption application form 11.13, you must file no later than the one-year anniversary of the date you qualify for the exemption.

For the tax year in question, subtract the property’s final assessed value (after the protest hearing) from its initial noticed value. Then multiply the difference by the previous year’s total tax rate. The resulting number equals the amount of tax savings. For example, if the initial assessed value is $100,000 and the final assessed value achieved by Advaloremtax.net is $90,000 and your tax rate is 3%, property taxes saved are $300.

All hearings are determined by the market value, and the time dedicated to filing a protest and preparing for the hearing remains consistent, whether the appraised value is capped or not. We charge based on the greater of:

1.    The difference between the noticed and final appraised value, multiplied by the tax rate, and then multiplied by a contingency fee.

Example of a Contingency Fee Calculation:
Initial Appraised: $700,000
Final Appraised: $650,000
Reduction in Value: $50,000
Tax Rate: 2.00%
Tax Savings: $1,000
Contingency %: 35.00%
Contingency Fee: $350

2.    $5 for every $1,000 reduction in market value in cases where the account is appraised as limited or “capped.”

Example of a Market Fee Calculation:
Initial Market: $800,000
Final Market: $750,000
Reduction in Value: $50,000
Market Cut Fee ($5 per $1,000): $250

No, there are no undisclosed charges, and you won’t incur any fees unless we successfully lower either your market or appraised value. If we are unable to secure a reduction in value, you will receive an invoice indicating a balance of zero, demonstrating our commitment to attending the hearing in an effort to lower your property taxes.

If you would like your properties to be invoiced individually or as a group, please send us an email containing the list of properties you wish to have billed together or separately, and we will make the necessary adjustments to your account.

We send invoices once hearings are finished, and we receive the official signoff from the appraisal district. These invoices usually start going out in August each year, in which you’ll have 30 days to remit payment.

While the appraised value did not change, resale values continuously change and require ongoing review to insure that the appraised value conforms to the current market.

The market value of a property is the amount that the district believes your property could sell for if on the open market. The appraised value is often times known as your “cap,” if you have a homestead exemption. This means that even if your market value continues to increase, your appraised value can only increase 10%. In order to obtain any tax savings, property values must be cut below the appraised value.

To help your agents properly prepare evidence for your hearing using the income approach, we would request a Profit and Loss (P&L) or Schedule C and a Rent Roll (RR).

Assessed values typically align with market trends. When the real estate market remains stable, overall assessments tend to remain relatively unchanged. It’s also common for specific areas within a municipality to experience varying trends, with some areas seeing value increases while others may see decreases. In fact, it’s more of an exception than a rule to have a uniform change in property values across the board. Properties in certain neighborhoods, like those near lakes or commercial districts, often appreciate more rapidly than others. It’s important to keep in mind that assessors don’t establish property values; instead, these values are determined by the broader real estate market. The assessor’s role is to comprehend these market values and assess your property accordingly.

Absolutely. The key is to ensure fairness in the appraisal value of your property. If other properties in your neighborhood are appraised lower than yours, it’s a clear sign that your property’s appraisal is too high and warrants an appeal.

Even if the appraised value stays constant, it’s important to periodically review it to ensure it aligns with the current market, where resale values are constantly changing.

To get started, we will need a couple of forms signed by you. We will ask you to fill out a survey that provides us with relevant information about your property. Also, we will need an Appointment of Agent form. Before the appraisal district will allow us to represent you, we must file this signed form with them. Depending on the property type, we may ask you for some additional information. After that, we will prepare for and attend the protest hearing.

Assessed values should generally follow the market trends. When the market is flat there should be little change in the overall assessments. It is also possible for some areas of a municipality to increase in value, while others may decrease. In fact, an across-the-board change for all parcels is the exception, rather than the rule. Properties in some areas or neighborhoods, such as around lakes or business districts, often increase in value faster than other areas. It is important to remember that the assessor does not create the value. The real estate marketplace establishes the values. It is the assessor’s duty and responsibility to understand these values and assess your property accordingly.

You have 2 options if you are not happy with your final value:

1. If your property was protested before the Appraisal Review Board and is valued at $5M or less or has a homestead exemption, then you can qualify for binding arbitration.  You have 60 days from the date of the ARB order of determination to file.
2. If your property was protested before the Appraisal Review Board (ARB) you have the right to file litigation in District Court.  We usually only recommend this option if the value is greater than $5M since binding arbitration is more cost effective for lower valued properties.  You have 60 days from the date of the ARB order of determination to file.

1. Comparable Sales (Comps): This is often the most important type of evidence in property tax hearings. We look for recent sales of similar properties in the same area.
2. Valuation Analysis: The primary objective of valuation analysis is to assess the property’s value accurately and fairly (Fair Market Value), ensuring that property taxes are levied equitably among property owners. Various methods are used during this process such as Market Approach, Income Approach, Cost Approach, and Market Conditions.
3. Appraisal Reports: Property owners may obtain professional appraisal reports prepared by licensed appraisers, which provide an independent assessment of the property’s value. 
4. Photographs: Visual evidence, such as photographs of the property, its condition, or any defects, can help support the claim about the property’s value. 
5. Documentation: Building permits, land surveys, construction costs, bids & estimates for repairs, closing statements, or any relevant documents, can be presented as evidence.
6. Market Data & Economic Trends: Local real estate market trends, economic conditions, or changes in property values can support their argument for a lower assessment.
7. Income: For income-producing properties, property owners may present financial records, such as rental income and expenses.

Hearings are scheduled by the county only, however, you may request a change of date or an extension under special circumstances, by calling your local appraisal district. Property owners are allowed to reschedule only once.

Each county may have different policies and processes for attendance at property tax protest hearings. The property owner or an agent may frequently attend the hearing, although it’s not always a good idea for them to be there. When you hire an agent to represent you, they will act in your best interest and choose the right course of action.

Exemptions are exclusively managed at your local appraisal district, which is why they possess the most comprehensive knowledge and expertise in this regard. You can file online, in person, or by mail, but all must be filed through your local appraisal district.

In Texas, homeowners who use their property as their principal residence are eligible for a residential homestead exemption, which is a legal provision that provides property tax relief. A homeowner’s property taxes are lowered because of the exemption since it lowers the taxable value of their home.

To qualify for a Homestead Exemption, a homeowner must meet the following criteria:

• The homeowner must provide a copy of a valid ID or driver’s license with matching address and name.
• The property must be the primary residence of the homeowner.

The cap limits the annual growth in the assessed value of a homeowner’s primary dwelling to a predetermined percentage or sum of money. This implies that the appraised value (for the purpose of calculating property taxes) is limited to an annual increase of no more than 10%, even in the event that the property’s market value increases dramatically.

When you bought your house you probably signed or received a homestead exemption form when you were at the title company, signing documents for the closing. If for some reason a form was never sent to your local appraisal district, Advaloremtax.net can help you file your homestead exemption form.

The completed application and required documentation are due no later than April 30^th of the tax year for which you are applying.  A late homestead exemption can be applied for up to two years after the delinquency date, usually February 1^st, for the tax year that you are applying. 

For every year that you have a homestead exemption, your taxing jurisdiction allows a percentage reduction from your appraised value. Also, so long as you have a homestead exemption, the appraised value of your home can only increase 10% during a given year, plus any new building permit value for remodeling or additions.

This exemption provides eligible senior homeowners with additional property tax savings.

To qualify for the over-65 exemption, a homeowner must meet the following criteria:

• The homeowner must be at least 65 years old and provide a valid ID or driver’s license with matching address and name.
• The property must be the primary residence of the homeowner.

If a married couple owns the property, and at least one spouse is 65 years or older, only one needs to apply for the over-65 exemption.

No, only one homestead exemption can be applied to one property, and that is your main dwelling that you reside in.

No, if you maintain the residence and abide by the specific rules, your exemption should remain in place.

Per the residential homestead exemption application form 11.13, you must file no later than the one-year anniversary of the date you qualify for the exemption.

There are many exemptions available to apply for if you meet the requirements. Some of these exemptions include disabled persons, surviving spouse, disabled veterans, solar, pollution, agriculture, etc. For a list of exemptions please contact your county appraisal district.

You can visit your local appraisal district website and by searching your property and locating your CAD (county appraisal district) details, under exemptions you should see the type of exemptions attached to your account. You may also reach out to your local appraisal district by telephone or email to confirm.

For name, address, and square footage changes, you would need to submit a 25.25RP “Request to Correct Name or Address on a Real Property Account”. Include evidence along with the application, such as title, deed, survey, map, or closing statement. For all other corrections, please reach out to the appraisal district for assistance. 

If your house is assessed at $275,000, but you have an appraisal cap of $250,000, that places the taxable limit at $250,000. If Advaloremtax.net reduces the value to $245,000, the tax savings are estimated by multiplying the ad valorem tax rate in effect during the preceeding year by $5,000.

Yes. The appraised value of the property must be equitable. If similar properties in the neighborhood are appraised for less, the appraised value of your property is too high.

The county has the right to back charge taxes plus interest for up to five years, if they discover that an over 65 exemption no longer applies to a property.

Contact us. We will work with the Appraisal District to correct information shown on your property record. Many property owners will send a note with their tax payment. The appraisal district should be notified in writing on their prescribed form and they will in turn notify the tax jurisdictions. Pay your taxes as billed and on time.

Residential properties are primarily utilized as dwellings for individuals and families.

Single-family homes, condominiums, townhouses, mobile homes, and similar properties are classified as residential.

Rental properties are usually designated as residential.

Commercial properties are primarily used for business or non-residential purposes.

Commercial properties include a wide range of buildings, including gas stations, restaurants, retail stores, office buildings, industrial facilities, hotels/motels, and more.

Business personal property in Texas refers to tangible assets (equipment, furniture, machinery, vehicles, inventory, etc.) that is used in a business to generate income. If you own a business or have tangible personal property, you are required by law to report the personal property. This reporting is done by filing a rendition statement with the appraisal district. The deadline to file a rendition is April 15^th of each year.

Yes! For all BPP related questions and inquiries, it’s best to email or call our office to speak to our BPP agents. Each case is unique, and there is a separate agreement regarding BPP, due to the process involved.