Property Tax Protection Program

How the Judicial Appeals Were ResolvedSource: Texas Comptroller, compiled by O’Connor, and not affiliated with any appraisal district.

Judicial Appeals
2012 2013 2014 2015 2016 2017 2018
Number of Judicial Appeals Resloaved 12 11 15 16 19 17 26
By Agreed Judgment 12 11 15 16 18 13 24
By Court Judgment or Other 1 4 2

Texas property owners should protest annually since An annual appeal is an insurance policy to avoid major increases.

Nueces County Judicial Appeal Resolutions

Nueces County Appraisal District judicial appeals are mostly resolve by settlement. The amount of market value subject to judicial appeals and the assessment reduction from judicial appeals are in the second and third graphs. The fourth graph shows actual tax savings by year by property type.

Nueces CAD Judicial Appeal Resolution Summary

Nueces County Appraisal district judicial appeals are almost all resolved agreement. Less than 1 in 100 go to trial. Roughly 95% of Nueces County property tax judicial appeals are settled by agreement.

Appraised Value (ARB) of Resolved Judicial AppealsSource: Texas Comptroller, compiled by O’Connor, and not affiliated with any appraisal district.

Billions of $
2014 2015 2016 2017 2018
Appraised Value (ARB) 0.1004 2 0.1632 0.1414 0.144

Texas property owners should protest annually since To maintain their rights to appeal to or through the judicial appeal process. Owners must exhaust administrative options to pursue binding arbitration or a judicial appeal

Appraised Value (ARB) of Resolved Judicial Appeals

Nueces County Appraisal District has substantial market value subject to a judicial appeal. For most counties, the amount of accounts with judicial appeals is in the hundreds of million or tens of billions. While the number of cases is small, the total dollars at stake are large. This graph shows the value of accounts resolved by year in judicial appeals by Nueces County Appraisal District.

Value Reduction from Judicial AppealsSource: Texas Comptroller, compiled by O’Connor, and not affiliated with any appraisal district.

Billions of $
2012 2013 2014 2015 2016 2017 2018
Total Reduction from Judicial Appeals 0.0078 0.0181 0.0201 0.8 0.0073 0.0464 0.0259
Single Family 0.0009 0.001 0.0012 0.0002
Multi-Family 0.009 0.0016 0.0156 0.0062
Commercial 0.0067 0.0011 0.0044 0.0306 0.0197
All Other 0.0036 0.8

Texas property owners should protest annually since It is a responsibility of ownership. Large commercial owners generally appeal annually and obtain a reduction. Why should homeowners be excluded?

Nueces County Taxpayer Value Reduction
from Judicial Appeals

Nueces County property owners are often able to further reduce the ARB value by about 10% with a judicial appeal. The total amount Nueces County and other property owners are able to reduce taxable values is large: $23 billion in 2018.

Tax Savings From Judicial AppealsSource: Texas Comptroller, compiled by O’Connor, and not affiliated with any appraisal district.

Millions of $
2012 2013 2014 2015 2016 2017 2018
Total Tax Reduction 0.21 0.49 0.0036 0.8
Single Family 0.0237 0.0282 0.0323 0.0061 0.0012
Multi-Family 0.2434 0.0443 0.4212 0.1676
Commercial 0.1799 0.0297 0.1199 0.8 0.5
All Other 0.0965 21.8

Texas property owners should protest annually since The appraisal district uses inaccurate data, factors and an inaccurate model to estimate values. Half are too high and half too low; very few are just right. Even if you are under-valued on market value, you can appeal on unequal appraisal.

Nueces CAD Property Tax Reduction from Judicial Appeals

Texas property owners saved and estimated $621 million in property taxes in 2018 as a result of judicial appeals. This amount is expected to increase due to more aggressive assessment by appraisal districts and their decision not to consider unequal appraisal informally or at the ARB. The amount of reduction varies by county. While large savings from judicial appeals sounds good, $0 savings at the county level may be better. It would be an indication they are working with property owners informally to resolve disputes. Whenever possible, it is better to resolve disputes as early as possible.

Texas appraisal districts range from informal settlement rates with O’Connor of 0 to 10% up to perhaps 97% for one county. The Texas Tax Code is consistent throughout the state. However, each appraisal district is a separate fiefdom, accountable to no one except the tax entities for whom it values property.

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