ONLINE PROTEST

THE ONLINE PROTEST FUNCTION IS AVAILABLE WHEN PROPERTY APPRAISAL NOTICES ARE MAILED.  THE ABILITY TO SUBMIT AN ONLINE PROTEST WILL END ON JUNE 1, 2021.

If you choose to call the appraisal district and initiate an inquiry and/or send in your protest by mail, you cannot protest online.  Property owners who have designated an agent to represent them may also not file an online protest.

If you believe you are eligible to file a protest online but are having difficulty doing so, please contact us here.

By clicking Proceed below, you certify your eligibility for online protest submission. Should the property being protested fail to meet these requirements, the Notice of Protest will be denied and you will be required to submit your Notice of Protest form via U.S. mail or in person at the RCAD office dropbox (505 Hutchings Avenue, Ballinger, Texas).

IMPORTANT INFORMATION ABOUT THE 2021 PROTEST SEASON

Appraisal district employees are holding informal hearings with property owners by phone or email.  Formal ARB hearings are being scheduled for teleconference or by written affidavit as in previous years.

The 2021 Hearing Procedures are available here and here.  Please note below answers to the most frequently asked questions.

Q: Did COVID-19 affect my market value this year?

A: The Texas Property Tax Code (TPTC) mandates each individual property be appraised as of January 1.  The Texas governor and legislature have already decided economic challenges wrought by the coronavirus do not fit the definition of “disaster” as described in TPTC Section 11.35; therefore, we will continue to analyze property sales, construction material and labor cost data, etc. to determine how the coronavirus is affecting market conditions in Runnels County.  Appraisals for the 2021 tax year will reflect the results of those analyses.

Q: Why did my market value change?

A: The TPTC mandates specific procedures and processes that Appraisal Districts are required to use when appraising properties for ad valorem property tax purposes.  Properties must be appraised at market value as of January 1st.  Sale prices and material costs are evaluated every year, and values may go up or down accordingly.

Q: When is the protest deadline?

A: The TPTC sets the protest deadline as May 15 or 30 days after your notice is mailed.  Protest deadlines are listed in bold type on the top right corner of your notice and above on this page.

Q: How have the per barrel prices today affected my 2021 oil, gas or mineral appraisal?

A: Oil and gas properties in Texas are appraised for ad valorem tax purposes by estimating future revenue.  The oil and gas prices are key factors in calculating revenue, but much like home and commercial property values, the actual average monthly oil and gas prices are evaluated based on what was paid in 2020.

Q: Why is my homestead savings decreasing year over year?

“Homestead savings” is the amount you “save” due to the cap placed on value increases to your residence homestead, not the amount exempted from taxation as a result of your homestead exemption.  The TPTC limits the amount your taxable value may increase from one year to the next at 10%, typically called a homestead cap.  The difference between a property’s appraised market value and its appraised taxable value is referred to as a cap loss.  That difference should shrink every year until you are taxed at the same appraised value as your market value.

For a more detailed explanation, check out this article published on our website a couple years ago.

 


The TPTC does not allow Appraisal Districts to appraise property based on economic conditions, oil or gas prices, or other changes that have taken place after January 1st.  Nonetheless, we are committed to ensuring fairness and equality in property appraisals as of the January 1st appraisal date.  If you believe your property’s value does not reflect market value on January 1st, you may contact appraisers at our office for information review and settlement of your 2021 value or file a protest by mail or online.  Please be aware, you must provide your opinion of value and evidence to support it.