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Harris County Property Tax Deadlines, Forms & iFile/iSettle

Byeditorialteam Reading Time: 8 minutes

If you only remember one thing: the protest deadline isn’t flexible—hit it, file cleanly, and you’ve got a real shot at a reduction.

Confused businessman checking time on wristwatch
Photo by Andrea Piacquadio on Pexels

Key Takeaways

  • Texas owners typically have until May 15 or 30 days after the notice is delivered—whichever is later—to file a protest; Harris County highlights this May 15 date each year. Texas ComptrollerHCAD
  • File online through HCAD iFile; many disputes resolve via iSettle (informal) before an ARB hearing is needed. HCAD+1
  • Protest on both theories when appropriate: market value and unequal appraisal (equal & uniform)—Texas law recognizes each. Texas StatutesFindLaw Codes
  • If you’re unhappy after ARB, you may pursue binding arbitration through the Texas Comptroller. Texas ComptrollerTexas.gov

Assumptions & Inputs (for any example math in this article)

  • Location: Residence homestead in Harris County, Texas.
  • “Last updated” snapshot: September 7, 2025.
  • Example appraised values and composite tax rates (e.g., $350,000* at 2.50%* total rate) are illustrations only; your overlapping taxing units will differ.

1. What It Is (Plain-English definition; 2025 context)

A property tax protest is a formal challenge to your appraisal district’s valuation or the uniformity of your assessment. In Harris County, you file through HCAD, ideally online using iFile. Many cases are negotiated in iSettle (informal review). If no agreement is reached, you appear before the Appraisal Review Board (ARB). Deadlines are rigid: Texas owners generally must file by May 15 or 30 days after the notice is delivered, whichever is later; HCAD underscores the May 15 window each season. Texas ComptrollerHCAD

Fast definition (≈50 words):
The Harris County property tax protest is your annual, time-bound opportunity to dispute the district’s market value and/or argue for equal and uniform treatment compared with similar properties. You file online (iFile), try to settle (iSettle), and proceed to an ARB hearing if needed, with post-ARB options like binding arbitration. HCAD+1

2. Why It Matters (who benefits; when it doesn’t)

Who benefits

  • Homeowners & investors facing valuations that outran recent, arm’s-length sales or that miss condition issues (roof, foundation, flooding repairs). Your evidence can reduce your market value.
  • Owners in uniform subdivisions where assessments vary: an unequal appraisal protest may trim your appraised value toward the peer median—powerful even when sales are thin. FindLaw Codes
  • Busy owners who still want savings: iFile + iSettle streamlines the process before an ARB hearing. HCAD

When it may not help

  • If your capped appraised value (with a homestead) already sits well below market, a market-value win might not lower this year’s bill; it may still protect next year’s. (The 10% homestead cap is on the appraised value, not market; new improvements aren’t capped.) Texas Comptroller
  • If you show no evidence—no comps, no photos, no bids—ARB panels can only work with what’s in the record.

3. The Math (side-by-side, kept light)

Inputs & Formulas

  • Tax due* ≈ Appraised Value × Composite Tax Rate.
  • Savings* ≈ (Original Appraised − Reduced Appraised) × Composite Rate.
  • Equal & uniform (court remedy framework): compare your appraisal ratio to peers under Tax Code §42.26 methods; aim to align with the peer median when justified. taptp.org

Example Walkthrough (illustrative only)

  • Original appraised value: $350,000* at 2.50%* composite rate.
  • You negotiate a reduction to $330,000*.
  • Estimated annual savings*: ($350,000 − $330,000) × 0.025 = $500*.

Sensitivity

  • The same $20,000* reduction saves more at higher composite rates.
  • Homestead cap (10%) may limit appraised increases—even if market jumps—yet lowering market value now can guard future cap math. Texas Comptroller

4. Rules & Eligibility (what Texas law actually says)

  • Grounds to protest: market value, unequal appraisal, exemptions, special appraisal, ownership, clerical errors, and more under Tax Code Ch. 41. Texas Statutes
  • Burden of proof: in key cases, the district must establish value by a preponderance and meet standards under §41.43; if it fails, the owner prevails. FindLaw Codes
  • Equal & uniform: §42.26 sets court relief if your appraisal ratio exceeds peers beyond statutory thresholds. This doctrine is a common backstop for uniform subdivisions. taptp.org
  • Deadlines: Generally May 15 or 30 days after the notice is delivered (whichever is later). HCAD emphasizes the May 15 filing date in its seasonal releases. Texas ComptrollerHCAD
  • Post-ARB: You may seek binding arbitration via the Comptroller (regular or procedural), or pursue litigation where applicable. Texas ComptrollerTexas.gov

5. Steps & Timeline (checklist; roles)

Step 1 — Calendar the real deadline
Open your notice and record the later of (a) May 15 or (b) 30 days after delivery. If your mailing arrives late, your 30-day window shifts accordingly. Texas Comptroller

Step 2 — File online via HCAD iFile
Go to the official iFile portal and submit your protest. Pick market value and (if warranted) unequal appraisal; you can also raise exemptions, ownership, or clerical error where relevant. HCAD

Step 3 — Request district records & assemble evidence

  • Market value packet: arm’s-length sales with adjustments, plus photos and contractor bids (roof, foundation, HVAC, flood remediation).
  • Equity packet: an equity grid comparing your appraised value with similar properties (age, size, style, condition). Keep the two theories separate for clarity. (Texas law recognizes both lanes.) Texas Statutes

Step 4 — Try iSettle (informal)
HCAD’s iSettle process can resolve many accounts before a formal ARB hearing. Upload the packet, then evaluate any offer; counter once with precise, documented deltas. HCAD

Step 5 — Prepare for ARB
If no agreement, your hearing letter lists the date and format. Bring multi-copy exhibits, know the order of proof, and stick to the two lanes: market value and equity. The Comptroller’s guidance and owner videos outline what to expect. Texas Comptroller

Step 6 — Post-ARB options
If the ARB result is far from your evidence, consider binding arbitration (deposits, eligibility, and refund rules apply) or legal avenues as applicable. Texas ComptrollerTexas.gov

6. Risks & Pitfalls (deal-killers, gotchas, fixes)

  • Missing the deadline. It’s the most common failure. The 30-day rule runs from delivery, not the printed date. Texas Comptroller
  • Blending theories (market vs. equity) in one slide. The panel needs clean, apples-to-apples math.
  • Weak comps (distressed, non-arms-length, renovations not matched). Document time adjustments and condition differences; otherwise your “comp” undercuts credibility.
  • Ignoring homestead mechanics. The 10% cap affects appraised value growth—not market—and excludes new improvements. Don’t argue the cap as if it proves market value. Texas Comptroller
  • Skipping post-ARB review. When your evidence is materially stronger than the decision, arbitration may be the efficient next step. Texas Comptroller

7. Pricing & Negotiation (how to make your ask)

  • Put numbers in one line: “Based on sales and condition, $330,000* is supported; that yields $500* in annual savings at a 2.50%* rate.”
  • For equity, present a single requested appraised value grounded in the peer median method under §42.26. Keep the math scannable and the peer set defensible. taptp.org
  • If iSettle’s offer is close but not quite there, counter once with a one-page exhibit summarizing sales adjustments and the equity grid median. Then pick a lane: accept or go to ARB.

8. Templates & Tools

Calculation template (replicate exactly)

  • Savings* = (Old Appraised − New Appraised) × (Composite Rate).
  • Equity ratio = (Subject Appraised / sq ft) vs. peer median; Requested Appraised = (peer median × subject sq ft). (One page, labeled, with source IDs.)

Spreadsheet idea (columns)

HCAD Acct | Address | Year Built | GLA | Condition Notes | Sales 1–3 (adj.)* | Subject $/ft* | Peer IDs | Peer $/ft (appraised) | Peer Median | Requested Appraised | Est. Savings* | Evidence Links

9. Real-World Examples (anonymized, realistic)

  • Market-value-first win: Owner documented hail roof damage with a contractor bid and three arm’s-length sales that backed a $20,000* reduction. iSettle matched the evidence; no ARB needed.
  • Equity-first in a uniform section: Subject appraised at $155/ft* while 10 peers clustered $140–$144/ft*. The equity grid requested the median; ARB adopted it after the owner showed consistent age, size, and condition. (Exact numbers vary.)
  • ARB to arbitration: After a modest ARB cut, the owner pursued binding arbitration citing a tighter comp set; the arbitrator landed near the owner’s ask. Texas Comptroller

10. Next Actions (do these this week)

  1. Calendar your date: May 15 or 30 days after delivery—whichever is later. Texas Comptroller
  2. File via iFile and request your property record card and evidence. HCAD
  3. Build two packets (market & equity).
  4. Submit through iSettle; evaluate, counter once with a precise number. HCAD
  5. If needed, prep for ARB and keep binding arbitration rules handy as your fallback. Texas Comptroller

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FAQs

What exactly is “unequal appraisal” in Texas?
It’s a fairness claim. You argue your appraised value is too high relative to a set of similar properties. Courts evaluate relief under Tax Code §42.26 methods that compare your appraisal ratio to peers or the median. taptp.org

Do I lose my chance if I miss May 15?
Texas uses May 15 or 30 days after the notice is delivered, whichever is later. If your notice arrives late, the 30-day clock moves accordingly. File as soon as you can. Texas Comptroller

Can I avoid an ARB hearing entirely?
Often, yes. Many accounts resolve in iSettle when you present clean sales adjustments, condition proof, or a well-built equity grid. HCAD

What happens after ARB if I still disagree?
You may request binding arbitration (regular or procedural) through the Comptroller’s system, subject to deposits and thresholds, or explore litigation where appropriate. Texas ComptrollerTexas.gov

When are property taxes due in Harris County?
The Tax Office historically sets January 31 as the delinquency date for bills from the prior year (e.g., 2025 taxes due Jan 31, 2026). The office announces the deadline each season. Harris County Tax Office

Can I protest if I already benefit from the homestead cap?
Yes. The 10% cap limits year-over-year growth in appraised value for homesteads, but defending market value now can protect your future cap and equity positioning. Texas Comptroller

Numbers & Assumptions Disclaimer

All example appraised values, savings, and rates in this article are illustrations based on the “Assumptions & Inputs” section as of the stated “Last updated” date. Actual outcomes vary by evidence quality, appraisal district decisions, ARB determinations, adopted tax rates, and applicable exemptions. No guarantees are expressed or implied.

General Information Disclaimer

This article is for educational purposes only and is not tax, legal, or financial advice. All protests and appeals are subject to Texas law and local appraisal review board procedures. Consult licensed professionals for advice on your specific situation.

References (authoritative; direct links)

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