Staring down another property tax jump? If you live in Austin, what you do before year-end can shape next year’s appraisal and your spring protest. You want clear steps, real deadlines, and a simple plan that fits your schedule. In this guide, you’ll learn what matters most, what to gather now, and how the protest process works if your value comes in high. Let’s dive in.

Why timing matters

Texas values property as of January 1 each year. That snapshot controls the appraised market value used for that tax year. Understanding this date helps you plan what to document now and how to time repairs or improvements. Learn more about the process on the Travis Central Appraisal District’s overview of protests and hearings at the TCAD protest page.

In spring, TCAD mails Notices of Appraised Value. Your protest deadline is typically May 15 or 30 days after your notice is mailed, whichever is later. Check the exact date on your notice and see TCAD’s posted timeline for the 2025 protest deadline.

Tax bills arrive in the fall and payments are generally due by January 31 of the following year. Penalties and interest begin after that date. For common billing and payment questions, see TCAD’s FAQs.

What to do before year-end

Verify your CAD record

Look up your property record with your county appraisal district. Confirm square footage, bed/bath counts, lot size, pools or outbuildings, and any notes about permits. If something is wrong, request a correction or reinspection. TCAD explains the protest and evidence process on the TCAD protest page.

Document current condition

Create a dated file with photos, videos, receipts, and contractor estimates for deferred maintenance or damage. This evidence shows market value as of January 1 and can support a spring protest. If you experienced storm or disaster damage, review the Comptroller’s guidance on temporary relief in the Property Tax Today newsletter.

Time repairs and upgrades

If your goal is a lower appraisal, completing major upgrades after January 1 keeps them out of the coming year’s value snapshot. If you want the appraisal to reflect an improvement, complete it before January 1 and keep permits and invoices. Always follow local permitting rules; appraisal districts use permits and sales data in mass appraisal.

Prep your exemptions

Homestead and other exemptions reduce taxable value and can provide additional protections. Most applications are due by April 30 of the tax year, with limited late-file exceptions. Review statewide rules and deadlines in the Texas Comptroller’s guidance.

If you bought recently

An arms-length purchase can be strong evidence of market value. Save your closing statement and note any unusual sale terms. If your appraisal exceeds a recent purchase price, you can use that documentation in your protest.

Build your evidence file

Gather documents that speak to value as of January 1:

• Comparable sales that closed on or before January 1 and are similar in size, lot, and condition. See how TCAD evaluates evidence on the TCAD protest page.
• Any independent appraisal with a valuation date of January 1 of the tax year.
• Date-stamped photos, inspection reports, and contractor estimates for needed repairs.
• Your purchase closing statement if you bought recently.
• Exemption proofs such as your driver’s license showing the property address, deed or closing statement, and any required SSA or VA documentation. The Comptroller outlines requirements and deadlines in its guidance.

If your home is in Williamson or Hays

Most Austin addresses fall under TCAD, but some are in Williamson or Hays counties. Confirm your county and follow that appraisal district’s calendar and procedures. Williamson CAD publishes its equalization and protest process on the WCAD equalization page.

How the spring protest works

• File your protest: It is free and can be done online, by mail, or in person. The deadline printed on your notice controls. See TCAD’s steps and online portal via the TCAD protest page and the 2025 protest deadline.
• Try the informal conference: Many cases settle here if you present clear, concise evidence.
• Go to the ARB hearing if needed: You or your authorized agent present to the Appraisal Review Board. Outcomes can be a reduction, no change, or rarely an increase.
• Representation: You may appoint an agent, such as an attorney or consultant, to appear on your behalf. TCAD provides the required forms and instructions on the TCAD protest page.

Exemptions and special relief

• Homestead exemption: Reduces taxable value for owner-occupied homes. File by April 30 unless you qualify for a limited late-file exception. See the Comptroller’s guidance.
• Over-65 and disabled person: May include tax ceilings or deferral options administered by the appraisal district. TCAD’s FAQs explain local processes.
• Disabled veteran: Special exemptions, including a possible 100 percent exemption, have distinct forms and documentation. See the Comptroller’s disabled veteran FAQ.
• Appraisal vs tax rate: Lowering your appraisal reduces your taxable base. Taxing units set the tax rate separately. TCAD explains this distinction on the TCAD protest page.

Quick timeline

• November–December:
  • Verify and correct your property record with your appraisal district.
  • Photograph and document condition and needed repairs with dates and estimates.
  • Decide on timing for major improvements relative to January 1.
  • Gather exemption documents so you can file by April 30.
• January 1:
  • Treat this as your value snapshot date. Keep evidence tied to this date.
• April–May:
  • Review your Notice of Appraised Value. Note the printed deadline.
  • File your protest and upload evidence through the online portal.
• Summer:
  • Attend the informal meeting. Proceed to the ARB hearing if needed.
• Fall–January 31:
  • Watch for your tax bill and plan for payment by January 31 to avoid penalties.

If you want a second set of eyes on comparable sales, timing upgrades before listing, or how market shifts in West Austin and Lake Travis might affect your appraisal, we are here to help. Connect with Susan Avant for thoughtful, local guidance tailored to your home and goals.

FAQs

What controls the 2026 appraisal for my Austin home?

• Texas appraises property as of January 1, 2026, so your home’s condition and comparable sales on or before that date drive the 2026 value; see the process explained on the TCAD protest page.

When is the deadline to protest my Notice of Appraised Value?

• The typical deadline is May 15 or 30 days after your notice is mailed, whichever is later; always confirm the date printed on your notice and TCAD’s deadline guidance.

Do repairs done in December raise next year’s appraisal?

• Work completed on or before January 1 may be reflected in the coming year’s value since appraisal districts use permits and market data in mass appraisal; consider timing if your goal is a lower value, and review the process on the TCAD protest page.

Is it expensive to file a property tax protest in Travis County?

• Filing a protest is free for homeowners; costs arise only if you hire an appraiser, attorney, or consultant; see filing options on the TCAD protest page.

What is the homestead exemption deadline in Texas?

• Most exemption applications, including homestead, are due by April 30 of the tax year, with limited late-file exceptions; see the Texas Comptroller’s exemption guidance.