Step 1: File Your Protest
The deadline is typically May 15 or 30 days after you receive your appraisal notice — whichever is later. Do not miss this date. There are no exceptions for late filings.
- File online at mcad-tx.org → Protest → Online Protest Portal
- You can also file by mail or in person at the MCAD office
- Filing is free and does not require a lawyer or tax agent
- Filing takes about 5 minutes online — you just need your property ID
Tip: File even if you're unsure whether you have a strong case. You can always withdraw later. Missing the deadline means you cannot protest that year — and the higher assessed value becomes the baseline for future years.
Ordered your report after already filing? No problem — your
report can be presented as additional evidence at check-in on hearing day.
The county will ask if you have more information to add; bring a printed copy
and they will scan it into your case file.
Step 2: Know Your Hearing Options
Informal Hearing
The first step after filing — a one-on-one meeting with an MCAD appraiser. Most cases are resolved here. This is where your protest report is most effective. The appraiser has discretion to settle, and solid comparable data is typically enough.
Formal ARB Hearing
If the informal hearing doesn't resolve it, you appear before an Appraisal Review Board (ARB) panel — you can request either a single-member panel or a 3-member panel. The single-member panel is faster; the 3-member panel gives you more decision-makers to persuade. This is more formal but still accessible to homeowners representing themselves. Your report works here too — the talking points in Section 06 are written for this setting.
Tip: Request the informal hearing first. Bring your report, be polite, and let the data do the talking. Most appraisers will negotiate when presented with solid comparable data from the same neighborhood. Save the ARB for cases where the informal appraiser won't budge.
Step 3: How to Use Your Report
Already filed your protest? You can still use this report.
When you check in on the day of your hearing — whether informal or formal ARB
panel — the county is required to ask if you have any additional evidence to
add to your case. Hand them the report to be scanned into your file at that
point. You do not need to have submitted it in advance for it to be considered.
What to Bring
Print the full report. Bring 2 copies — one for you to reference, one to leave with the appraiser or ARB panel. You don't need to submit anything in advance for an informal hearing.
What to Submit
Only submit Sections 01–07 (the evidence and analysis sections). Section 08 is confidential — it contains your recommended target value and inflation-stripped analysis. Do not hand Section 08 to the appraiser or ARB panel.
How to Present
- Start with the comparable property table (Section 04) — show that similar homes received lower increases
- Reference the YoY outlier analysis (Section 02) to show your property was treated as a statistical outlier
- Use the talking points in Section 06 verbatim — they are written to be spoken aloud and cite the relevant Texas Tax Code sections
- Let the appraiser respond before naming a number
Important: Never name your target number first. Let the appraiser make an offer. Your protest target range is in Section 08 — keep it in your head, not on the table. If their offer is above your target, counter. If it's at or below, accept.
Understanding Your Report Sections
Your report contains up to 8 sections depending on your property type. Here's what each one shows and why it matters at your hearing.
01 — OVERVALUATION SUMMARY
Executive Summary
Shows your YoY increase vs the neighborhood median and flags how far above the comp pool your assessment lands. Use this as your opening statement.
02 — YOY OUTLIER ANALYSIS
Histogram Ranking
A histogram showing where your property sits in the distribution of all 2026 increases. If your bar is in the red zone on the right, you have a strong statistical outlier argument.
02B — CATCH-UP INFLATION
New Build Analysis (2020–2022)
For newer neighborhoods. Shows that MCAD suppressed values in 2024–2025 and is recovering them in a single 2026 jump — an unlawful catch-up pattern.
03 — IMPROVEMENT VALUE SPIKE
Structure Value Analysis
Compares your structure's value increase to comparable properties. A spike here with no permits filed is one of the strongest arguments you can make at an informal hearing.
04 — CLASS COMPARABLE PROPERTIES
Side-by-Side Comp Table
The most useful exhibit at an informal hearing. Shows similar properties that received lower increases than yours — same class, same area, same structure type.
05 — HISTORICAL TREND
13-Year Value Chart
Your property's value over 13 years vs the neighborhood median. A sudden 2026 spike that breaks from a flat or declining trend is very persuasive to an ARB panel.
08 — TARGET VALUE (CONFIDENTIAL)
Confidential — Do Not Submit
These sections show our recommended protest range and inflation-stripped value. They are for your reference only. Do not submit to the ARB or share with the appraiser.
06 — PROTEST TALKING POINTS
6 Ready-to-Use Arguments
Six arguments with Texas Tax Code citations. Read these directly at your hearing — each one is backed by the data in Sections 01–05 and written to be spoken aloud.
07 — CLOSEST COMPARABLES
Best-Match Properties
The strongest exhibit for an informal hearing. Shows 2–3 properties nearly identical to yours — same class, lot size, and construction — that received lower appraisals.
After the Hearing
If You Reach an Agreement
Get it in writing. The appraiser will give you a written agreement form to sign. Read it carefully before signing — make sure the new assessed value matches exactly what was agreed verbally. Once signed, the protest is closed for that year.
If the Informal Hearing Doesn't Resolve It
Request the formal ARB hearing. You have the legal right to this step. Bring the same report. The ARB panel reviews your evidence independently from the appraiser you met with.
If the ARB Rules Against You
You can appeal to district court or request binding arbitration for properties valued under $5 million. At this stage, consider consulting a property tax attorney — many work on contingency.
Remember: Even a partial win saves money every year, not just 2026. A $30,000 reduction in assessed value typically saves $600–900 per year in property taxes depending on your local tax rate — and compounds over future years.
Frequently Asked Questions
Where do I go to file my protest or attend my hearing?
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📍 109 Gladstell Street, Conroe, TX 77301
📞 (936) 756-3354
✉️ inquiries@mcad-tx.org
🌐 mcad-tx.org
Hours: Monday – Friday, 8:00 AM – 5:00 PM
You can file your protest online at mcad-tx.org (recommended — fastest and creates a paper trail), by mail to P.O. Box 2233, Conroe, TX 77305, or in person at the Gladstell Street office. Informal hearings and ARB hearings are held at the same location. Bring printed copies of your report — the office does not have a printer for public use.
Will protesting make MCAD raise my value higher?
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No. In Texas, the ARB cannot raise your assessed value above what MCAD originally set. Filing a protest has no downside risk — the worst outcome is that your value stays the same.
Do I need a lawyer or tax agent?
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No. You have the legal right to represent yourself at both the informal hearing and the ARB. This report gives you the same data that professional protest firms charge $300–500 to prepare.
What if my neighbors all got the same increase?
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The report includes an inflation-stripped analysis showing what your value should be based on 2024–2025 trends, even if the entire neighborhood was raised uniformly. Mass inflation is still challengeable under Texas Tax Code §23.01(e) if the resulting value is above market.
How long does the process take?
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Filing takes about 5 minutes online. Informal hearings are typically scheduled within 2–4 weeks of filing. The full process — from filing to final resolution — is usually 60–90 days.
What if I have a homestead exemption?
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Your net taxable value is capped at 10% annual increase with a homestead exemption. However, the appraised value on paper can still increase more — and that matters for future years when the cap resets or if you sell. Protesting the appraised value protects your long-term baseline.