I had a meeting with the Aransas County appraisal district today that went about like all meetings with them do. A panel with the average age of about 85 and education level of about the 8th grade. Anyway, I requested a single panel hearing, it says it in my paperwork. When I get there it is with the whole board. I said "I requested a single member hearing" and they said "oh its ok were all here so we're all going to do it" Needless to say they didnt reduce me any so on the court or arbitration we go. We do this every year and every year I win it just takes allot of time.

Do I have any recourse for them not following the requested procedures?

Even if they did, you'll get the same result. I've had 1% luck with the review board. Your best bet is in the informal hearing with the appraiser or binding arbitration (again with the appraiser).

It may or may not have made a difference but the facts remain that it is a right we have as property owners that was taken away by the board. I did call the state ARB hotline and they recommended filing a lawsuit against the board and appraisal district. The issue is they said while it is against the law there is no set penalty for doing so. I went to arbitration last year and won. This year, even though the numbers say values in our neighborhood went down they raised me 10%. Fun fact, for everyone on the appraisal board, their taxable value either went down (4 members) or went up less than 1% (1 member)

While I don't have an answer to your question, I'm curious of the reasoning for wanting a single person vs the panel?

Is the thought that it's easier to convince one 8th grade level educated person rather than a group of 8th grade level educated persons where they feed off of each other?

Just trying to gauge what has better odds for getting prices reduced, in theory.

Couple reasons. First I'd had no luck at this stage the last 3 years so I thought I'd try it a different way. Second, I do think they feel more confident to just ignore facts when they are all backing each other up. I thought it was worth a try.

Also in what I'm sure is a coincidence every member of the board has their taxes go down this year except one who had a less than 1% increase. Mine was up 10%.

I'm sure you've looked at this, but is it the market value or assessed value that went up 10%? There's lots of areas in the state where assessed values are going to go up 10% this year because they're still lagging behind market value and they are capped at a 10% increase/year on homestead property.

I've protested in person my self once.....

Similar situation but different. I clearly checked that I was protesting based on unequal appraisals. They ignored me in the hearing, appraiser presented all sales comps (that were terrible comps). I rebutted with why their comps weren't actual comps (more bedrooms, bathrooms, etc.). Then presented my evidence based on unequal appraised value. One of which being an attached townhome, so exact floorplan, age, etc. that was appraised for significantly less.

He basically ignored me. I asked Don't I have the right to appeal my value based on unequal appraisals? That's what I checked on the protest form?

He replied, sure, I do, but since valuations aren't final yet he can't validate any of my numbers for the panel and they just have to make a decision based on who they agree with. Such a crock of ***** Never wanted to burn a place down so badly.

I just pay someone to do it for me now. I'd rather pay a company $2,000 to protest even if it only saves me from paying those asshats an extra $100.

warreng said:

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Also in what I'm sure is a coincidence every member of the board has their taxes go down this year except one who had a less than 1% increase. Mine was up 10%.

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What was their response? I have several local officials within walking distance to my house- same neighborhood. One judge in particular, has a much bigger home, and significantly more land- I'm talking twice the size for both home and land, and their overall value is LESS than ours by about 30k.

At what point can someone sue their appraisal district and actually make a difference/be impactful vs just decreasing their taxes by a few hundred dollars?

rondis23 said:

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warreng said:

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Also in what I'm sure is a coincidence every member of the board has their taxes go down this year except one who had a less than 1% increase. Mine was up 10%.

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What was their response? I have several local officials within walking distance to my house- same neighborhood. One judge in particular, has a much bigger home, and significantly more land- I'm talking twice the size for both home and land, and their overall value is LESS than ours by about 30k.

At what point can someone sue their appraisal district and actually make a difference/be impactful vs just decreasing their taxes by a few hundred dollars?

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I mean that point is kind of irrelevant if what the OP said in his post of their average age being 85 is true, assuming they applied for the senior homestead exemption.

warreng said:

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It may or may not have made a difference but the facts remain that it is a right we have as property owners that was taken away by the board. I did call the state ARB hotline and they recommended filing a lawsuit against the board and appraisal district. The issue is they said while it is against the law there is no set penalty for doing so. I went to arbitration last year and won. This year, even though the numbers say values in our neighborhood went down they raised me 10%. Fun fact, for everyone on the appraisal board, their taxable value either went down (4 members) or went up less than 1% (1 member)

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I just went through the same thing protesting on my home. Everyone in my neighborhood had their value reduced from 2023, except for me who had their value INCREASED by 10%. I brought several really strong comps from my street and of course theirs were wildly different and from completely different parts of the development.

My house is 20 years old and I have owned it for 2. I havent made a single improvement since I have owned it and the real estate market has contracted some since I bought mine. At best, its flat. When I asked how it was possible that my appraised value could now be almost 10% more than what I paid for it two years ago in spite of these factors they had no answer. They said they probably saw something with the pool or outdoor kitchen they hadnt noticed before and adjusted based on that. The pool and outdoor kitchen were put in 15 years ago!!!

Looks like I will be going to arbitration...

To answer a few of the questions.

1) the average in my neighborhood went down 19% in my section of the neighborhood in 2023 sales vs 2022 sales and went down 12% overall in the neighborhood.

2) As far as the people on the board I am just talking about their overall value. It is true most of them are capped at how much it can go up because all but two are over 65 and all of them are homesteaded but I'm looking at their value before exemptions.

When they make comments like "Didn't you go to arbitration last year" and "you don't live here full time do you" you know exactly what is going to happen. When your section of the neighborhood see an average price per foot go down 19% and you somehow went up its just nuts. They are saying that my home, built by the same builder, in the same neighborhood, in the same section of the neighborhood somehow beat the market by 29%. In this case we are not just talking about a few hundred dollars. Its in the neighborhood of 3-5k extra in taxes.

damn...that's crazy that your hood dropped close to 20%

Are you in Central Texas?

nm...read your OP again. I would imagine you're dealing with major good ole boy politics in that area

OP, just went through this with my Appraisal District. Same situation. I requested a one person panel because last time it was 3 retired old fuddy duddy's. I figured it would be better to deal with one. I actually just started another post as I didn't see this one.

The old "ARB member" was obviously coached and would not listen or discuss anything in my packet. No reduction and would not answer any questions I asked them about their data set. The appraiser just gave me blank stares when I asked questions and provided answers like "Uhh, I don't know - it comes from the computer program".

Frustrating as hell. I hope they have some spare time to deal with all the work I am going to put across their desk in the next month.

The property is in Rockport. Like allot of places we had a crazy run up after covid but when rates go up the first thing to take a hit is second homes, especially higher end ones. Combine that with the lower demand once travel restrictions were lifted and the influx of short term rentals driving down STR prices it isn't surprising that we saw a decent dip from the peak of the market. It is just amazing to me though how the appraisal districts can just make up their numbers and completely ignore actual data. The ARB hearings have become a joke as I have yet to see one not agree with whatever the county appraiser recommends.