Even if it wasn't required by law, if they are allowed to raise the appraised by 10% every year to catch up to their own appraised market value, why would anyone think they wouldn't do that in every instance? Just to be nice to certain people...?

2016 - Residential Time Adjustments

This represents the monthly increase, or decrease in home sales based on HCAD's market data within a given neighborhood over the past year.

Are there really no negatives, or are they just set to 0.00%?

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Are there really no negatives, or are they just set to 0.00%?

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I know, right? No negatives. Huge decrease from what they put out the past 3 years, though.

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Even if it wasn't required by law, if they are allowed to raise the appraised by 10% every year to catch up to their own appraised market value, why would anyone think they wouldn't do that in every instance? Just to be nice to certain people...?

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My previous experience was with a CAD that did not increase the appraised value any more than 3.7% in one year, despite a 20-25% increase in the fair market value (as measured by listing prices and sales prices).

I've been sort of sitting on the fence waiting to see what HCAD would do. I'm probably in better shape to protest this year, though, because the comps are more in my favor.

For most homes, what Brazos CAD calls "Appraised" is the equivalent of HCAD's "Market"

If Brazos CAD were to raise someone's "Appraised" value on their house by 20% in a year you would find that the value they call "Assessed" only goes up 10% just like the number HCAD calls "Appraised"

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For most homes, what Brazos CAD calls "Appraised" is the equivalent of HCAD's "Market"

If Brazos CAD were to raise someone's "Appraised" value on their house by 20% in a year you would find that the value they call "Assessed" only goes up 10% just like the number HCAD calls "Appraised"

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Not exactly...Brazos reports both appraised and market values. My experience was that they are always equal, and they increase by the same amount. I think what they report as assessed value is the sometimes the appraised value minus any exemptions; however on my former home, assessed value is currently the same as appraised and market.

HCAD has a market Improvement value and market Improvement value. These add up to a Market total value which is the "Market" number you will see for HCAD.

From there HCAD does all special valuation (ag value, timber, etc) AND all homestead caps and rolls them into a number called "Appraised" which will only go up 10% per year.

Brazos "shows more work" in their steps. They also have market Land and market Improvement. But where they differ is that being a rural county, their next step to "Appraised" only accounts for special valuations. "Appraised" will be market improvement plus the Ag or special value of the land not the market value of the land. For a house in a subdivision the land will just be "Appraised" equal with market, and so for all intents and purposes the "Appraised" BCAD number will equal the HCAD "Market" for a house in a subdivision.

Brazos CAD then applies the cap if necessary and a third number they call "Assessed." Asessed takes into account the homestead cap and will only go up 10% per year for a homstead property.

BCAD "Assessed" is the same as HCAD "Appraised" These are the numbers that will only go up 10% per year and takes into account Ag valuations etc. The number Brazos CAD gives as "Appraised" is a different number that doesn't correlate to any of the totals you will see from HCAD.

In HCAD terms, the way you described your house in Brazos, your market value went up 3.7% every year. Thus you never reached your 10% cap, thus your Market was always the same as your Appraised.

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For most homes, what Brazos CAD calls "Appraised" is the equivalent of HCAD's "Market"

If Brazos CAD were to raise someone's "Appraised" value on their house by 20% in a year you would find that the value they call "Assessed" only goes up 10% just like the number HCAD calls "Appraised"

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Not exactly...Brazos reports both appraised and market values. My experience was that they are always equal, and they increase by the same amount. I think what they report as assessed value is the sometimes the appraised value minus any exemptions; however on my former home, assessed value is currently the same as appraised and market.

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Brazos CAD (and every other CAD in Texas) uses the same methodology in calculating the difference between Market value and Appraised value. It's state law.

The reason your experience in Brazos County differs from your Harris County experience is because you don't have a homestead exemption on your Brazos County house. If you didn't have a homestead exemption on your Harris County house, your experience in Harris County would be identical.

The reason your house in Brazos County is valued lower than the actual market value is because Brazos County is much less aggressive than Harris County (and until the recent real estate run up, Harris County had a significant gap between their "market value" and actual market value as well).

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In HCAD terms, the way you described your house in Brazos, your market value went up 3.7% every year. Thus you never reached your 10% cap, thus your Market was always the same as your appraised.

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This is how I interpreted/understood it. Which is why I was surprised that HCAD increased my market value so much more than my appraised value. I was accustomed to these numbers being the same (and significantly less than my purchase price and/or a "fair market value" if I were to sell).

Since I didn't know that law requires a CAD increase the appraised value to match market (even when the market value is unfairly high and not supported by sales comps), I didn't protest last year. I certainly learned my lesson, although I think my case is stronger now than it would have been last year. It's all been a very eye-opening experience.

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The reason your experience in Brazos County differs from your Harris County experience is because you don't have a homestead exemption on your Brazos County house. If you didn't have a homestead exemption on your Harris County house, your experience in Harris County would be identical.l

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Not correct. I had HE on both houses. I no longer own the house in Brazos Co, but the new owners have HE. Not having the cap in the first year of ownership was never an issue, as the increases never came close to 10% in any year. You are correct that Brazos Co is not nearly as aggressive in their increases, though. If they have access to MLS sales data, they certainly aren't using it in their favor.

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The reason your experience in Brazos County differs from your Harris County experience is because you don't have a homestead exemption on your Brazos County house. If you didn't have a homestead exemption on your Harris County house, your experience in Harris County would be identical.

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Not correct. I had HE on both houses. I no longer own the house in Brazos Co, but the new owners have HE. Not having the cap in the first year of ownership was never an issue, as the increases never came close to 10% in any year. You are correct that Brazos Co is not nearly as aggressive in their increases, though. If they have access to MLS sales data, they certainly aren't using it in their favor.

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Then it defaults back to the BCAD increase never growing by greater than 10% in a single year.

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For most homes, what Brazos CAD calls "Appraised" is the equivalent of HCAD's "Market"

If Brazos CAD were to raise someone's "Appraised" value on their house by 20% in a year you would find that the value they call "Assessed" only goes up 10% just like the number HCAD calls "Appraised"

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Not exactly...Brazos reports both appraised and market values. My experience was that they are always equal, and they increase by the same amount. I think what they report as assessed value is the sometimes the appraised value minus any exemptions; however on my former home, assessed value is currently the same as appraised and market.

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Appraised and Market will only be equal in Brazos for non agricultural land, basically. You've only seen it be the same because you're only looking at more urban property.

Here is the roll value history of a home that has land with a native pasture special valuation.



Appraised Valuation is not Land + Improvement. It is Improvement plus Market Land of only the homesite (which is only the portion of the land around the house, essentially, so it is less than the total land market number which is the market land of the whole parcel) plus the Ag valuation of the native pasture.

Then the Assessed value at the end is the value when the homestead cap is also thrown in (the same number as HCAD would put on the property as "Appraised")

You can also see several years where the Assessed was lower than Appraised because of the "HS Cap" column and you can see that in these cases assessed only went up by roughly 10% year over year. (Not exactly 10% because the $300 to $500 ag valued land is not included, so the math is slightly off).

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Then it defaults back to the BCAD increase never growing by greater than 10% in a single year.

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And BCAD doesn't even come close to touching that 10% cap, even for homeowners who don't have HE, and even when sales prices support it. Like I posted earlier, that house is still valued at less than what I paid for it in 2011. That's just unheard of in the current HCAD climate.

Sorry to everyone if this discussion derailed the thread. But I appreciate people taking the time to explain it. I've been wondering about it all since I moved to Harris Co in 2013.

Bought a place cottage grove in November 2009. in 2010 HCAD appraises $60k higher so I protest and get to sales price. In 2011 the appraisal value dropped $40k and I didn't do a damn thing. A year or two later those joints were lasting for a day on the market. HCAD cannot always be explained.

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Bought a place cottage grove in November 2009. in 2010 HCAD appraises $60k higher so I protest and get to sales price. In 2011 the appraisal value dropped $40k and I didn't do a damn thing. A year or two later those joints were lasting for a day on the market. HCAD cannot always be explained.

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No kidding...there is one lucky SOB on my street whose house is valued at about 60 percent of what the rest of us are valued for ($235k vs $330k-$400k). IDK if HCAD just screwed up or what, but since his cap is now in place, his taxable value will never be anywhere close to what the house is actually worth (yet, he still complains about his taxes).

They jacked our **** up big time once again. This is such bs

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No kidding...there is one lucky SOB on my street whose house is valued at about 60 percent of what the rest of us are valued for ($235k vs $330k-$400k). IDK if HCAD just screwed up or what, but since his cap is now in place, his taxable value will never be anywhere close to what the house is actually worth (yet, he still complains about his taxes).

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A little bit of arson could fix his tax cap situation so you wouldn't have to feel jealous any longer. Nothing major, just enough for a remodel to get rid of his cap.

/not legal advice I am not a lawyer

They are on crack with the market value on our house. No way we could get close to that.

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They jacked our **** up big time once again. This is such bs

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It's a racket. It's no wonder tax collectors were lumped with pagans and the lowest of low sinners in the Bible.

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They are on crack with the market value on our house. No way we could get close to that.

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Same here.

Market: Increase of 7%
Appraised: Increase of 10%

So any other good comments on https://jubally.com/??

Spring Branch
Market didn't change
Appraised up 7%

Guess I am living in a mansion now. They jumped me an even 10%. On the nose. Over the last two years they have raised it 20%.

I hate government so much.

This is for the useful idiots that believe they are not raising taxes. Oh yes they are, in the form of increased valuations on your property.

Mine stayed the same; still protesting

Thanks for rubbing that in.

My value rolled as well.

77077

Appraised - 10% cap
Market - 26% increase

I don't know what the hell they are smoking. We bought our house in April 2012 and according to HCAD the market value of the house has increased 92% in the 3.5 years since we purchased.

The house across the street is option pending for $50k less that what HCAD has my 2016 market value set at. The house is 400 sqft larger, has a pool, has a remodeled kitchen and master bath, and had new hardwood floors put in prior to going on the market.

My house, absolutely no improvements made whatsoever since purchase.

There is zero logic here.

What % was HCAD under your 2012 value relative to what you paid for it?

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What % was HCAD under your 2012 value relative to what you paid for it?

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HCAD was 2k over purchase price

no change in market price this year. appraised value went up 3k and now equals what my market value was last year (which i contested down with jubally). looks like i don't have much to contest this year.

My market stayed the same and my appraised went up 10% to be within 1% of market.

I don't know how they determine any of this. What are my chances of getting anything lowered? Am I hosed? What appraisal firm is the best at disputing?

my appraised value is like $900 under the market value per HCAD. Jubally says the appraised value should be about $12k under the market value. worth protesting?

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my appraised value is like $900 under the market value per HCAD. Jubally says the appraised value should be about $12k under the market value. worth protesting?

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We don't yet have 2016 values from hcad, so you are looking at our 2015 valuation.