Texas Property Tax Appeal — Fight Your Appraisal With a Tri-Licensed Expert
Texas has no state income tax — which means property taxes carry the entire burden. Appraisal districts across all 254 counties use mass appraisal models that routinely overvalue properties. Mike Berlanga is the only consultant who is a CPA, Licensed Real Estate Broker, and Senior Property Tax Consultant — fighting your appraisal from every angle.
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Why Texas Property Owners Pay More — And What You Can Do About It
Texas is one of only nine states with no income tax. That sounds great — until you realize that property taxes pick up the slack. Texas has some of the highest property tax rates in the nation, and county appraisal districts use mass appraisal models that routinely overvalue properties. Protesting your appraisal is the single most effective tool Texas law gives you to fight back.
County appraisal districts don't inspect your property individually. They use computer-generated mass appraisal models to value hundreds of thousands of properties at once. These models can't tell the difference between a renovated kitchen and one from 1985, a solid foundation and one with cracks, or a quiet cul-de-sac and a busy intersection.
Incorrect square footage, wrong bedroom or bathroom counts, missing condition issues, or outdated improvement records are common across all Texas appraisal districts. A single data error can inflate your taxes by hundreds or thousands of dollars — every single year until you correct it.
Appraisal districts often increase values based on broad market trends rather than your specific property's condition and comparable sales. If homes in your neighborhood have sold for less than your appraised value, the district has overvalued your property — and you're overpaying on taxes.
In Bexar County, 78% of residential property owners did not file a protest in 2025 — leaving money on the table. Yet among those who did protest, 99% received a reduction at the informal stage. The odds are overwhelmingly in your favor if you simply take the step to file.
The Texas Property Tax Protest Process — Step by Step
Every property owner in Texas has the legal right to protest their appraisal every year under the Texas Property Tax Code. The process is the same across all 254 counties — here's how it works.
Review Your Notice of Appraised Value
Your county appraisal district mails notices in April or May. Check the appraised value, property details (square footage, lot size, room count, year built), and exemptions. Errors in any of these are grounds for a protest — and they're more common than you'd think.
File Your Protest by the Deadline
Submit Form 50-132 (Notice of Protest) by May 15 or 30 days after your notice is mailed, whichever is later. Most districts accept online filing for instant confirmation. Select both "market value" and "unequal appraisal" protest reasons to preserve all your rights.
Gather & Submit Evidence
The strongest evidence includes comparable sales within 180 days, property condition photos, documentation of errors in district records, and unequal appraisal analysis showing your property is assessed at a higher ratio than similar properties. As a Licensed Broker, Mike has MLS access to comparable sales data most consultants can't obtain.
Informal Hearing — Where Most Protests Are Won
You'll meet with an appraisal district appraiser by phone, Zoom, or online review to discuss your evidence. This is where the overwhelming majority of Texas property tax protests are resolved. In Bexar County, 99% of informal protests resulted in reductions in 2024. If you accept the appraiser's offer, the value becomes final.
Formal ARB Hearing (If Needed)
If the informal settlement isn't enough, your case goes to the Appraisal Review Board — an independent citizen panel, not district employees. You present your evidence, and critically, the appraisal district bears the burden of proof. The ARB can only lower or maintain your value — never raise it.
Further Appeals — Arbitration or Court
Still not satisfied? Options include binding arbitration (properties under $5 million, ~$500 filing fee), district court (file within 60 days of the ARB order), or the State Office of Administrative Hearings (SOAH) for properties over $1 million. Mike's combined CPA, broker, and tax consultant credentials are especially valuable at these advanced stages.
Property Tax Protest Services by Area
Texans vs Taxes is headquartered in San Antonio and primarily serves Bexar County and surrounding areas. Each page below has area-specific data, deadlines, and detailed process information for your local appraisal district.
San Antonio Property Tax Protest
Full-service property tax protest for San Antonio homeowners and commercial property owners. The most detailed guide to fighting your BCAD appraisal.
99% Informal Success Rate $243M Saved in 2024 View San Antonio Guide →Bexar County Property Tax Protest
County-specific BCAD protest guide covering all cities and communities within Bexar County — from Alamo Heights to Von Ormy, every school district and taxing jurisdiction.
185,670 Protests Filed (2024) ~2.07% Effective Rate View Bexar County Guide →Additional county pages coming soon — Comal, Guadalupe, Kendall, and more.
Recent Legislation That Affects Your Property Taxes
Texas lawmakers have passed historic property tax relief in recent years. Make sure you're taking full advantage of every exemption and protection available.
$12.7 Billion Relief Package
Raised the homestead exemption from $40,000 to $100,000, compressed school tax rates by $0.107 per $100, and created a 20% circuit breaker for non-homestead commercial properties under $5 million. Passed with 83% voter approval.
Homestead Exemption → $140,000
Voters approved raising the school district homestead exemption from $100,000 to $140,000, retroactive to tax year 2025. Average homeowner savings: $350–$500 per year from this increase alone.
Senior Exemption → $200,000
The combined over-65/disabled homestead exemption for school taxes now totals $200,000 ($140,000 general + $60,000 senior). For seniors with homes appraised at or below $200,000, this could mean zero school district property taxes.
The Only Tri-Licensed Consultant in Texas
Most property tax firms bring one skill to the table. Mike Berlanga brings three — and that changes everything about how your protest is built, argued, and won.
CPA Financial Precision
With a Master's in Taxation from UTSA and training at major national accounting firms, Mike builds protest evidence with the analytical rigor of a CPA — not a cookie-cutter template. He identifies reduction opportunities that standard consultants miss.
Broker-Level Market Data
As a Licensed Real Estate Broker, Mike has direct MLS access to comparable sales — the same data appraisal district appraisers rely on. This gives your protest the strongest possible evidence foundation.
Senior Tax Consultant Authority
As a Senior Property Tax Consultant and Certified Arbitrator, Mike knows the protest process from filing through binding arbitration — the legal arguments, evidence standards, and hearing strategies that produce results.
No Fee Unless We Reduce Your Taxes
You pay nothing unless we successfully lower your property tax assessment. No upfront costs, no retainers, no hidden charges. If we don't save you money, you owe us absolutely zero.
Taxpayer Advocate — Not Just a Consultant
Mike runs free property tax seminars across Texas, serves on the Bexar Taxpayers Association board, and has run for Texas Comptroller with a San Antonio Express-News endorsement. He fights to change the system, not just navigate it.
40+ Years in San Antonio & Bexar County
Born and raised in San Antonio, Mike knows the local market, the appraisers, and the ARB members. This isn't a statewide call center — it's deep local expertise backed by statewide knowledge.
Texas Property Tax Protest — Your Questions Answered
Start Your Texas Property Tax Protest Today
Tell us about your property — we'll review your appraisal and respond within one business day.
Stop Overpaying on Texas Property Taxes
Get a free review from the only tri-licensed CPA, Broker, and Senior Tax Consultant in San Antonio. If we can't save you money, you pay nothing.