The Collin County tax protest deadline 2025 is a critical date every property owner in the Dallas-Fort Worth area needs to mark on their calendar. If you believe your property’s assessed value is too high, you have a limited window to challenge it—and missing that deadline means waiting another full year. Let’s break down exactly what you need to know to protect your wallet.
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Key Deadline Dates for 2025
In Texas, the property tax protest deadline typically falls between May 1st and June 1st each year. For Collin County specifically in 2025, property owners must submit their formal protest by June 2, 2025. This isn’t a suggestion—it’s a hard stop. After this date, the Collin Central Appraisal District won’t accept new protests unless you have extraordinary circumstances.
You’ll receive your Notice of Appraised Value (NOAV) in April, which kicks off the clock. From the moment you get that notice, you have roughly 30 days to file. Don’t wait until the last week. File early, gather your evidence, and give yourself breathing room for any administrative hiccups.
Why You Should Protest Your Assessment
Property tax assessments directly impact your bottom line. In Collin County, where property values have skyrocketed over the past decade, appraisals sometimes lag behind—or sometimes jump ahead of reality. If your home’s assessed value increased 15% but the actual market value only rose 3%, you’re overpaying.
Here’s the thing: protesting costs you nothing except time. There’s no filing fee, no legal requirement to hire an attorney, and no penalty for challenging the appraisal. The worst that happens? The appraisal district says no, and you’re back where you started. The best case? You reduce your taxable value by thousands, saving hundreds or even thousands in annual property taxes. Over a decade, that compounds significantly.
Many Collin County homeowners skip the protest because they assume the appraisal is correct. It’s not. Appraisers use automated valuation models, comparable sales data, and other methods that can miss unique property characteristics or recent neighborhood changes.
The Protest Process Explained
Filing a protest is straightforward. You have three primary methods:
1. Online Filing: The Collin Central Appraisal District accepts online submissions through their website. This is the fastest route and creates an instant digital record.
2. By Mail: Send your protest letter to the Collin Central Appraisal District (ARB Division). Include your property account number, the assessed value you’re disputing, and your reason for protest.
3. In Person: Walk into their office during business hours and file directly. You’ll get immediate confirmation.
Your protest letter doesn’t need to be fancy. Simply state: (1) your property address and account number, (2) the appraised value you believe is incorrect, (3) what you think the correct value should be, and (4) why. Attach supporting evidence—comparable sales, repair estimates, property photos, or market analysis.
After you file, the Appraisal Review Board (ARB) will schedule a hearing. You’ll receive notice of the hearing date, typically 30-45 days after filing. This is your chance to present your case directly to a panel of local citizens who review property tax disputes.
What Documentation You’ll Need
Showing up to your ARB hearing with solid evidence is non-negotiable. Here’s what carries weight:
Comparable Sales Data: This is your golden ticket. Find 3-5 similar properties in your neighborhood that sold within the last 6-12 months. Lower sale prices than your assessed value suggest overvaluation. Sites like Zillow, Redfin, and county tax records provide this information.
Property Condition Reports: If your home needs repairs—roof, HVAC, foundation issues—document it. Get quotes from contractors. Appraisers sometimes miss deferred maintenance that should lower your value.
Recent Appraisals: If you refinanced recently or got a mortgage appraisal, bring it. Lenders use independent appraisers, and their values often differ from the tax assessor’s.
Market Analysis: Print recent articles about neighborhood trends, school ratings, or local economic conditions that might justify your valuation argument.
Photos: Take clear pictures of your home’s condition, especially any defects. Visual evidence resonates with ARB members.
Pro tip: Organize everything in a clear folder or binder. The ARB reviews dozens of cases per day. Making your evidence easy to follow increases your credibility.
Working With the Appraisal District
The Collin Central Appraisal District isn’t your enemy—it’s a bureaucracy trying to assess thousands of properties fairly. Before your formal hearing, consider contacting their office directly. Sometimes a simple conversation with an appraiser can resolve the issue without going to the ARB.
Call and ask if you can discuss your appraisal informally. Explain why you think the value is high. If they’re open to discussion, they might adjust the assessment voluntarily. This happens more often than you’d think, especially if you have solid comparable sales data.
If informal resolution doesn’t work, you’re back to the formal protest and ARB hearing. That’s fine—the system exists for exactly this reason. Don’t feel like you’re being difficult. You’re exercising your legal right to challenge an assessment you believe is inaccurate.
For broader context on property tax issues across Texas, check out our guide on Texas Estate Tax to understand how property taxes fit into your overall tax picture.
Common Mistakes to Avoid
Missing the deadline is mistake number one, and it’s fatal. Don’t let it happen. Set a phone reminder when you receive your NOAV in April.
Mistake #2: Filing a vague protest. “I think my house is worth less” won’t cut it. You need specific evidence and a clear argument.
Mistake #3: Comparing your home to properties that aren’t actually comparable. A 2,000 sq ft home on a quarter acre isn’t comparable to a 3,500 sq ft home on two acres, even in the same neighborhood.
Mistake #4: Arguing about what you paid for the house. The appraisal district doesn’t care what you paid in 2015. They care about current market value. If you overpaid, that’s not their problem.
Mistake #5: Showing up to your hearing unprepared. The ARB will ask tough questions. Know your evidence cold. If you’re nervous, consider hiring a property tax consultant (see next section).
Mistake #6: Not showing up to your hearing at all. Some people file a protest and then skip the hearing, thinking the documentation speaks for itself. It doesn’t. Your presence and willingness to defend your position matter.
When to Appeal Further
If the ARB denies your protest, you’re not completely out of options, though they’re more limited and costly. You can:
File a Second Protest: If you have new evidence that wasn’t available during your first hearing, you can file again next year. This is a long shot but occasionally works.
District Court Appeal: You can appeal the ARB’s decision to district court, but this requires hiring an attorney and filing within 45 days. Legal fees can run $2,000-$5,000+, so only pursue this if the stakes are very high (e.g., a $50,000+ value reduction would save you significant money).
Texas Tax Code Section 41.43: If you believe the appraisal district failed to follow proper procedures, you might have grounds for a mandamus action. Again, this requires legal help and should only be considered in egregious situations.
For most homeowners, a successful first protest is the goal. Focus your energy there.
Getting Professional Assistance
You don’t need a lawyer or consultant to file a protest, but for complex situations, professional help makes sense. Property tax consultants specialize in this work and often charge on contingency—they only get paid if they reduce your assessment.
Consultants typically take 25-40% of the tax savings they generate. If a consultant saves you $3,000 per year in taxes, they might take $750-$1,200 as their fee. That’s still a win for you, and you get expert representation at your ARB hearing.
When should you hire help? Consider it if:
- Your property value is $500,000+
- Your assessment increased more than 10% year-over-year
- You have commercial or multi-unit property
- You’re uncomfortable presenting your own case
- You’ve already protested unsuccessfully and want a second opinion
Look for consultants with specific Collin County experience. They’ll know the local ARB members, understand neighborhood trends, and have relationships with the appraisal district staff.
Frequently Asked Questions
What happens if I miss the June 2, 2025 deadline?
You’ll have to wait until 2026 to file a protest. There’s no way around this unless you have extraordinary circumstances (like the appraisal district’s error in sending your notice). Contact the ARB immediately if you think you have grounds for a late filing exception.
Can I protest if I just bought my house?
Yes, absolutely. New owners often find their assessments jump significantly. If you have a recent purchase appraisal or closing documents showing a lower value, that’s powerful evidence. Use it.
Does protesting affect my property taxes for previous years?
No. A successful protest only affects future assessments, typically starting the following tax year. You won’t get a refund for overpayments in prior years, unfortunately.
What’s the average outcome when homeowners protest?
Statistics vary, but roughly 20-30% of protests result in some reduction in assessed value. The average reduction is typically 5-15% of the appraised value. Even a 5% reduction saves money over time.
Can I protest if my property value decreased?
Generally, no. The protest process is designed for overvaluation challenges. If your property value dropped but the appraisal didn’t reflect it, you might have grounds, but it’s an uphill battle. Focus on current market comparables.
Do I need to be present at the ARB hearing?
You can submit a written protest without appearing, but showing up in person significantly increases your chances of success. The ARB members want to hear directly from you.
How long does the entire process take?
From filing to ARB decision, expect 60-90 days. If you appeal to district court, add several months to a year.
What if my property is in a HOA?
HOA status doesn’t prevent you from protesting. File with the appraisal district just like any other property owner. Some consultants argue that HOA properties are overvalued because the appraiser factors in HOA fees incorrectly.
