The Live did not happen. The conversation did. And honestly — this is better.

When the technical difficulties hit on May 13th and we could not get the Live off the ground I made a decision. The information was too important to let a bad internet connection bury it.

So I went back to Michael Ortiz of Ortiz Property Tax Consulting — the man I brought in specifically because he knows this process inside and out — and I asked him every question I had planned to ask on camera. His answers are below in plain language with no fluff.

I also added my perspective as your real estate agent. Because property taxes and property values are connected in ways most homeowners do not realize until it costs them money.

The May 15th deadline is here. But before you assume it is too late — read this first. There may still be time depending on where you live.

This post is the follow up to our original property tax protest announcement.

Why This Feels Different Than It Used To

Here is context that most people do not have — and that I have from watching this system from more than one angle over the years.

Texas law has always required appraisal districts to value property at 100 percent of market value as of January 1st every year. That requirement did not change. What changed is how closely reality matched that requirement.

For years appraisal districts ran behind. CAD values were significantly lower than what homes were actually selling for. The gap was wide and homeowners were comfortable — including when I worked in banking and we pulled CAD values for home equity loans. I watched firsthand how far that number was from what the home would have actually sold for. It worked in the homeowner’s favor at the time.

The pandemic era housing boom changed everything. Home values surged. Appraisal districts that had been running behind for years suddenly had to catch up — and they did, fast. Values jumped dramatically in 2021, 2022, and 2023. The gap that homeowners had quietly benefited from for years narrowed significantly.

The law did not change. The market did. And appraisal districts finally caught up to what the law had always required.

Which is exactly why protesting matters more now than it ever did before. The cushion that used to exist is smaller. The county is no longer leaving as much room on the table automatically. You have to go get it yourself.

What Does Protesting Your Property Taxes Actually Mean?

A protest is simply you telling your county appraisal district — I disagree with the value you assigned to my property. That is it. You are not protesting the tax rate. There is no risk at all.”

That is the part most people do not know. There is no penalty for protesting. There is no risk of your value going up because you filed. The worst thing that happens is nothing changes. The best thing that happens is your taxable value drops and your bill goes down.

From Crystal:

As a real estate agent I look at the full picture every time — whether I am representing a buyer or a seller.

The CAD value is one piece of that picture. When I am working with a buyer I note where the seller is priced relative to what the county says the home is worth. You will see listing agents on HAR write “priced below CAD value” as a selling point — and it is relevant context worth knowing about.

But the CAD value is not a comp. Comps are actual sales. Real transactions. What a buyer paid for a home like yours in your neighborhood in the last 90 days. That is what determines true market value. The CAD number is a government estimate that does not always reflect what the market is actually doing.

I look at both. The CAD value tells me one story. The comps tell me the real one. A thorough agent uses every data point available and knows exactly what each number means — and what it does not mean.

As Michael said — realtors know the market. HCAD does not. That is not a criticism. It is just the truth about how two very different systems work.

Wait — Did You Miss the Property Tax Deadline? You May Still Have Options.

Before we go any further — if you are reading this on or after May 15th do not close the tab.

If you are in Harris County — this year Harris County homeowners received extra days beyond May 15th due to how appraisal notices were mailed and how state law handles deadlines. Check your appraisal notice for the exact deadline that applies to you specifically. Your window may still be open.

If you are in Fort Bend County — Katy, Fulshear, Richmond, Sugar Land, Missouri City, Cinco Ranch — late protests may still be accepted before the appraisal records are officially approved which typically happens around late July. You would need to show good cause for filing late. It is worth a conversation before assuming the window is closed.

Do not assume it is over until you have confirmed it with someone who knows your specific county’s timeline.

What Kind of Reductions Do People Actually See?

Michael Ortiz:

Results vary by property and by county. But homeowners who protest with strong evidence — comparable sales, photos of condition issues, their closing disclosure — regularly see meaningful reductions in taxable value. Even a modest reduction can save hundreds of dollars a year. Over five or ten years that adds up to real money.

What Evidence Should You Bring?

This is where most homeowners leave money on the table. They file the protest but do not bring the right documentation.

The strongest evidence includes:

Photographs of your property and comparable properties in your neighborhood Your closing disclosure or closing statement showing what you actually paid Recent MLS listings and sales data for comparable homes Repair receipts or estimates for any condition issues Any documentation that supports a lower market value than what the district assigned

From Crystal:

When I run comps for clients who are protesting I pull the same data I would pull for a buyer making an offer — recent sales of comparable homes in your neighborhood, active listings, days on market, price reductions. That data tells the real story of what your home is worth right now versus what the appraisal district says it is worth.

The appraisal district has never been inside your home. They are working from square footage, age, and general location. They do not know about the repairs you need, the builder grade finishes that were never upgraded, or the fact that three houses on your street sold below their assessed value last quarter. That is the gap. And comps close it.

If you need comps run before you file — reach out.

Should You Protest Even If You Are Planning to Sell?

This is one of the most common questions and the answer is yes. Absolutely yes.

Michael Ortiz:

“Yes absolutely you should protest. These are two different things. Realtors know the market — HCAD does not. That is just an estimate. You can still get the price you want even if the appraised value is lowered by protesting your property taxes.

Every time your appraised value goes up that makes you pay more in property taxes. So you want that number down as low as possible. Do this every single year — continuously. Do not just throw away extra money to the government. Put some money back in your pocket by protesting. If you receive your HCAD or FBCAD notice in the mail and do nothing — you are basically throwing it in the trash.”

From Crystal:

Whether a seller chooses to protest their taxes is entirely their decision. That is not my lane. What I do as a buyer’s agent is look at that number every single time — no exceptions.

When I see a low appraised value on a listing I note it. Sometimes it means the seller fought their taxes and won. Good for them. But I am still running comps separately to make sure what my buyer is paying reflects what the home is actually worth in today’s market. Any thorough agent does this. The CAD number is a data point. Comps tell the real story. My job is to know the difference.

Your Homestead Exemption — Do Not Assume It Is Still Active

This is the section I want every Texas homeowner to read twice.

Michael Ortiz:

“Your homestead exemption does three things. It reduces your taxable value. It caps how much your value can increase each year. And it stays in place automatically — unless something changes.”

The something changes part is what catches people off guard. If you refinanced, went through a divorce, or had any kind of deed change — your homestead exemption may have been affected. It does not always transfer automatically. Check it every year.

How to check: Your annual appraisal notice lists your active exemptions. Look at it when it arrives. Do not file it away without reading it.

The new law you need to know about:

Texas voters approved a major increase to the school district homestead exemption — now $140,000 retroactive to January 1st 2025. That means bigger savings for homeowners across Katy, Fulshear, Richmond, Sugar Land, and across Fort Bend and Harris Counties. But only if your exemption is active. If it lapsed and you did not catch it you may have missed savings you were entitled to.

A new state law that took effect in 2025 also means some counties began mailing homestead verification letters. If you received one and ignored it — your exemption may have been removed. Check your appraisal notice immediately.

New Construction — When Your Appraisal Comes In Higher Than What You Paid

This is one of the most common situations I see with buyers in Katy, Fulshear, Cinco Ranch, and Cross Creek Ranch — and most of them do not realize they can do something about it.

Michael Ortiz:

“This is extremely common. The appraisal district values your home as of January 1st. Builders often sell with incentives or discounts. So the number the appraisal district assigns can be higher than what you actually paid at closing.”

What should you do? Protest immediately. And bring your Closing Disclosure.

“The Closing Disclosure is one of the strongest pieces of evidence you can present. Texas uses a 100 percent market value standard. Your CD proves what you paid, what the market supported, and that the appraisal district’s number is above true market value.”

From Crystal:

This is something I talk to every new construction buyer about before we ever get to closing. Your closing disclosure is not just a closing day document — it is protection. Keep it. Know where it is. If your first appraisal notice comes in above what you paid that document is your first line of defense.

Fort Bend Central Appraisal District — FBCAD — and Harris County Appraisal District — HCAD — both accept the closing disclosure as evidence. Use it.

Veterans and Surviving Spouses — Know What You Are Entitled To

Texas offers significant property tax exemptions for disabled veterans. Here is how the structure works based on state law:

10 to 29 percent disability rating — reduction in taxable value 30 to 49 percent — larger reduction 50 to 69 percent — even larger reduction 70 to 100 percent — full exemption on the veteran’s primary residence

Your county — whether that is Fort Bend, Harris, or Montgomery — requires VA documentation to process the exemption. The specific dollar amounts vary by county but follow state mandated minimums.

Surviving spouses of disabled veterans and first responders killed in the line of duty may continue receiving the exemption as long as they remain in the home. If you are in this situation and you are not sure whether your exemption is active — find out this week. Do not leave that money on the table.

The One Thing To Do First

I asked Michael to close with the most practical advice he could give — if someone is reading this right now and they want to take action today what is the one thing to do first.

Michael Ortiz:

“Pull out your appraisal notice. Look at the value. Compare it to what you paid or what similar homes in your neighborhood are selling for. If something looks off — reach out. That first conversation costs you nothing.

Every homeowner has the right to protest. I cannot stress that enough. Give yourself every opportunity to save some money.

You can absolutely protest on your own. But the benefit of working with someone who knows the process and how everything works is that you have a much better chance of getting a bigger reduction. I know exactly what they are looking for and what to do.”

How to Reach Michael Ortiz

If you want help with your protest, your exemptions, or understanding the process — Michael and his team at Ortiz Property Tax Consulting handle everything. Filing, evidence, negotiations, and hearings across Fort Bend County, Harris County, and surrounding areas.

A Final Word From Me

Property taxes are one of the first things I walk every client through. Not because it is part of a checklist but because I have seen what happens when homeowners do not pay attention to this number.

An inflated appraisal is not a compliment. It is a higher bill every single year until someone does something about it. Whether you are buying, selling, or just trying to manage what you owe — understanding how this number works puts you in a better position every time.

If you have questions about your home’s value, your neighborhood’s comps, or whether what you are paying makes sense — that is exactly the kind of conversation I have with clients.

[LINK: moraea.co/real-estate — hyperlink on “that is exactly the kind of conversation I have with clients”]

Crystal Plummer Spruill is a licensed real estate agent serving Katy, Richmond, Fulshear, Sugar Land, and the greater Houston TX area. Brokered by Real Broker LLC. TREC #0688471. This post features insights from Michael Ortiz of Ortiz Property Tax Consulting for protest assistance in Fort Bend County and Harris County.