Protesting your Property Taxes

2025 class taught by Ownwell on protesting your property taxes.

🏠 Onwell Property Tax Protest Guide

Overview

Onwell simplifies the property tax protest process for homeowners by handling filings, negotiations, and hearings on their behalf. The service is particularly useful in Texas, where property assessments are issued annually and can often be contested for savings.

📌 Why Protest Property Taxes?

• Over 50% of homeowners overpay on property taxes.
• 90%+ do not protest due to lack of awareness or time.
• Protesting can lead to significant savings (average ~$1,100 per year).
• There is no risk in protesting — the county cannot raise your value because of a protest.

🛠 How Onwell Works

1. Homeowner Submits Application – Takes 2 minutes online.
2. Signs Authorization Form – Allows Onwell to act on their behalf.
3. Onwell Files & Negotiates – Includes informal/formal hearings, evidence submission, and representation.
4. Client Portal Access – Homeowners track progress, upload documents, and explore other savings (e.g., utility bills, insurance).
5. Only Pay if You Save – 25% contingency fee of total tax savings.

🔍 Key Services Offered

• Property Tax Protests (residential & commercial)
• Homestead & Exemption Filings
• Bill Reduction Services (utilities, security, internet)
• Homeowners Insurance Savings
• Escalation Services – Arbitration/litigation if needed
• Co-branded Partner Pages – For agents and brokerages with referral tracking and revenue share (20%)

📈 Property Tax Protest Calendar

1. Appraisal Phase (Jan – April)

• Appraisal districts gather data, process exemptions.
• Homeowners receive Notice of Value.

2. Equalization Phase (April – July 20)

• Informal & formal protest hearings occur.
• Counties must resolve 90–95% of protests by July 20.

3. Assessment Phase (July – Sept)

• Final values certified.
• Tax rates are set.

4. Collection Phase (Oct – Feb 1)

• Tax bills mailed (by Oct 1).
• Taxes are due by Jan 31.
• Must be paid to preserve the right to appeal (forfeiture rule).

📃 Common Protest Grounds

• Market Protest: Assessed value is too high.
• Equity Protest: Value is not uniform with similar properties.
• Other Grounds: Denied exemption, incorrect data, procedural violations.

📅 Important Deadlines

• Protest Deadline: May 15 or 30 days from the date on the notice (whichever is later).
• Homestead/Exemption Filing: Before May 1 (retroactive claims possible).
• Arbitration/Litigation Filing: Within 60 days of the board order date.

🧾 What Documentation Helps?

• Photos showing condition issues (roof, foundation, mold, etc.)
• Repair bids or appraisals
• Comparable MLS sales
• Past year’s notice of value
• Closing disclosure (especially for recent purchases)

⚠️ Not useful: Trees, fences, power lines, Redfin/Zillow estimates outside the sales window.

🧠 Technical & Legal Notes

• Counties use mass appraisal models (averages/medians).
• Sales comps are typically pulled from Jan 1 of the previous year to March 31 of the current year.
• New construction often time-adjusted and may include a Market Model Adjustment (MMA) — which can be contested.
• Sales, income, and cost are the 3 valuation methods. Equity is a constitutional remedy, not a valuation method.

🔄 Escalated Appeals

• Includes arbitration or litigation.
• Onwell pays upfront fees (others often pass fees to clients).
• Homeowners must authorize escalation after review.

📣 Agent Partner Program

• Custom co-branded landing page with tracking link.
• Share by text, email, social, etc.
• 20% revenue share of contingency fee (from tax appeal service only).
• Required: Name, photo, phone number + marketing agreement.

🧾 Sample Scenario

Notice Value: $523,000

Appealed Value: $483,000

Tax Savings: ~$800

Onwell Fee (25%): $200

🧠 Additional Notes

• Even homeowners who pay $0 in taxes (e.g., disabled veterans) should protest to keep market values in line.
• Builder sales often not considered arm's-length by counties.
• Retroactive Homestead filings can yield refunds — Onwell charges a fee if savings result.

🗳 Legislative Watch

• Potential increase in homestead exemption to $140K.
• Tax rate compression proposals to lower ISD tax rates.
• Business Personal Property exemption may increase from $2,500 to $250,000.
• Likely to appear on November 2025 ballot (constitutional amendment).

🔗 Resources

• Texas Comptroller Forms: comptroller.texas.gov
• Texas Taxpayer Bill of Rights
• Texas Tribune: For legislative updates