I understand what you're saying. In the long run the comps do support a higher valuation. Both in 21 and in 22.

Their comps are garbage due to property characteristics which is really driving the 25% increase. I'm just stating the way they have it figured out doesn't make any sense at face value. And the 'math' they use is garbage to support their valuation.

I'll have to reach out to a local realtor that specializes in my area and see if she can't get me some comp data.

Who did you work with at McGibblets?

Question - I recently purchased a jubally report, mainly to give me some comps I can zero in to fight my battle. I have already recreated their calculation/adjustments so clearly understand how they get to their conclusion.

One thing I noticed in the Jubally report - all the comps they used in the comp calculation are using the 2022 market value listed on HCADs website. The values on the website for 2022 market value is significantly lower (~36%) than the 2022 market value in the notice letters for these same properties.

Won't HCAD use the notice letters as the current latest appraisal value? I am trying to understand why the Jubally report was not based on the notice values. Ultimately how would I address this at the formal meeting?

Not my property but as an example look at 307 Thicket Ln, 77079. Significant difference between 2022 market value on website (618k) vs 2022 noticed market value (706k). Jubally uses the lower value.

Tormentos said:

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Question - I recently purchased a jubally report, mainly to give me some comps I can zero in to fight my battle. I have already recreated their calculation/adjustments so clearly understand how they get to their conclusion.

One thing I noticed in the Jubally report - all the comps they used in the comp calculation are using the 2022 market value listed on HCADs website. The values on the website for 2022 market value is significantly lower (~36%) than the 2022 market value in the notice letters for these same properties.

Won't HCAD use the notice letters as the current latest appraisal value? I am trying to understand why the Jubally report was not based on the notice values. Ultimately how would I address this at the formal meeting?

Not my property but as an example look at 307 Thicket Ln, 77079. Significant difference between 2022 market value on website (618k) vs 2022 noticed market value (706k). Jubally uses the lower value.

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I've never seen those "value notice" links before, so I didn't know what you were talking about.

From what I can tell, the "value notice" is what HCAD appraised the property at before the protest, and the market values on the main page reflect the value after protest.

I don't know why it would be 36% lower unless you're comparing original market value to adjusted appraised value.

In any case, it's fair game for Jubally to use the adjusted values (I don't think they really have a choice).

Notice letters aren't in affect yet.

Thursday appointment, pretty sure I'm screwed. I can argue their comps somehow incorrect, but I have nothing to show better comps to get a lower value. And nothing will get me down to more than 15% reduction that will then lower the 10% increase in taxes.

Our only real hope is demand destruction and a slowing/lowering of home prices in the last half of this year for next year. So screwed no matter what.

Quote:

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Won't HCAD use the notice letters as the current latest appraisal value?

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No, the current latest appraisal value is what's on the website. The property owner may have brought in evidence to HCAD or the board to convince them to lower it from the notice value, but that's irrelevant to your use of it as a comp.

That is bc the tax code states that you can use the most current value on the tax roll. Each week they(jubally)update their database as HCAD updates the pData files.

AlaskanAg99 said:

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Thursday appointment, pretty sure I'm screwed. I can argue their comps somehow incorrect, but I have nothing to show better comps to get a lower value. And nothing will get me down to more than 15% reduction that will then lower the 10% increase in taxes.

Our only real hope is demand destruction and a slowing/lowering of home prices in the last half of this year for next year. So screwed no matter what.

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Don't sweat not having comps like the ones in their evidence. All the comps I had were HCAD's appraisals of other properties on my street I pulled from their website to show the change in my value was inconsistent with the others - and I cherry picked thoe properties to use (just like they do). If you're lucky, some of thoe properties have already gone through their protests and been lowered. These can work in your favor.

That being said, when I had my meeting I didn't even go into details, I just told them my appraisal was inconsistent with the appraisals they gave other properties and spent the rest of the meeting explaining why their comps were bad.

The guy in my informal hearing stated that he couldn't lower my appraisal value because my market value was $50k over the appraised. I could get the market down some but no way I could get it down to the appraised even by cherry picking houses unfortunately.

ARB hearing was a joke
"Non partial" lady with thick African accent - very hard to understand over webex - took none of my sales comps or neighbors values into account at all. Just completely sided with the appraiser 100%.

This entire process is so ridiculous and arbitrary.

Ducks is right- let the pros handle it.

Got a 57k reduction this year! 12 straight years of reductions.

Just by arguing their crappy comps, was able to get an 11k reduction. Means absolutely zero in the long run. This year homes are selling for 70k higher than my new market price, so next year I'll get bent again.

Sure it does. Go read up on compounding taxes and saving money just by contesting every year.

What is a good contingency fee company to protest 2023 property taxes? Not looking to do it myself and do not want to pay a base fee.

I believe Mr. McGibblets does property tax protests on a contingency basis.

RustyBV said:

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What is a good contingency fee company to protest 2023 property taxes? Not looking to do it myself and do not want to pay a base fee.

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Curious why? I've done it myself for years and been able to keep my value the same for going on 5 years now (live in the heights). It's really not that hard, takes about an hour to prepare then an hour to go protest. I'm willing to spend 2 hours of life to not pay someone half of what I save in taxes. Last year, they tried to raise my market value 29% and I got them to leave it the same as the previous year. No one you pay will ever care about your finances as much as you do.

Whoop Delecto said:

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Harris Co. has been caught defunding law enforcement.

The result -- by law that I signed -- is that Harris Co. can't raise property taxes.

If they don't spend taxpayer money responsibly then they can't get their hands on more of your taxpayer money.https://t.co/F0iIvIzu2V

— Greg Abbott (@GregAbbott_TX) February 11, 2023

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What's Lina saying …… because what she says is what's going to happen