How Our Property Tax Analysis Works

Where the data comes from

We use the public records published by the Travis Central Appraisal District (TCAD), the Williamson Central Appraisal District (WCAD) and the Hays Central Appraisal District. For each home that includes the appraised value, living area, lot size, year built and, where the district publishes them, the number of stories, the construction quality class and the district's own neighborhood code.

These are the same records the appraisal district works from. We do not use listing-site estimates. When a county releases new values each spring, new reports use the new values; your report shows which year's values it was built on.

How we choose comparable homes

We only compare single-family homes with single-family homes. Condos, townhomes, multi-family and commercial properties are excluded. We then look outward from your home, closest first, and stop as soon as we have enough good matches:

1. Homes in the same plat section or subdivision
2. Homes in the appraisal district's own market neighborhood, or the surrounding neighborhood
3. Homes within 0.25, 0.5 or 1 mile of yours, widening one step at a time

At each step we look for at least 10 qualifying homes before widening the search, then favor the ones closest to your home in size. Your report names the level we used, so you can explain your comparables to the appraisal district.

How adjustments work

No two homes are identical, so each comparable's value is adjusted to account for the ways it differs from yours: living area, lot size, age, number of stories and, where available, quality class. A comparable that is larger than your home is adjusted down; one that is older is adjusted up. Where there is enough local data we derive the adjustment rates from homes in your area; otherwise we use conservative standard rates.

The result is laid out as an adjustment grid, one row per comparable, which is the format appraisal review boards are used to seeing. Comparables that need a net adjustment of more than 25% are shown for context but not used to calculate your value, because a heavily adjusted home is not really comparable.

Market value and equal & uniform

Texas law lets a homeowner protest an appraised value on two common grounds:

Your Protest Kit explains which argument your evidence supports and how to present it.

How we reach a verdict

Your comparable-based value is the median adjusted value of the qualifying comparables. The median is used because one unusual home cannot pull it far.

• If your appraised value is at least 2% above that value, we recommend protesting and show the value to request.
• If it is close to or below that value, we tell you so. A report that says “you're fairly assessed” is a real answer, not an upsell.
• If we find fewer than 5 qualifying comparables, we don't give a verdict at all.

Savings figures are estimates: the value difference multiplied by a typical combined tax rate for your county. Your actual bill depends on your taxing units, exemptions and any homestead cap.

Limitations

• Public records don't capture condition, recent renovations, damage or interior finishes. If your home needs repairs, photos and estimates can strengthen your case.
• Appraisal records sometimes contain errors, such as the wrong square footage. Check your property details in the report and tell the district about any mistakes.
• Our analysis is automated. It is not an appraisal, and it is not prepared by a licensed appraiser.
• No one can guarantee a protest outcome. The appraisal district and review board make the final decision.