Texas statewide representation
Challenge an over-assessed office, retail, industrial, warehouse, multifamily or other commercial property with an attorney-led team that handles valuation review, protest filing, evidence preparation, informal negotiation and Appraisal Review Board representation.
A commercial property tax protest is a formal challenge to a county appraisal district's decision about a commercial property's value or appraisal treatment. A strong case connects the protest ground to asset-specific evidence such as rent and expense data, vacancy, comparable sales, capitalization rates, property condition or unequal-appraisal comparisons. PropertyTaxes.Law offers Texas commercial protest representation with no upfront protest fee; a contingency fee applies only when the engagement produces tax savings.
Commercial real estate rarely fits a mass-appraisal model perfectly. The useful question is not simply whether the value increased; it is whether the district's value can be defended against current income, market, condition and equity evidence for the specific asset. Our team coordinates the valuation and procedural work from the first review through the ARB hearing and, when appropriate, evaluates post-ARB options.
Owners and asset managers need a clear workflow, especially when one deadline covers multiple accounts. The exact strategy varies by property and county, but a typical engagement follows these steps.
We confirm the account, noticed value, ownership or agency information, deadline and potential protest grounds.
We review appraisal records and the income, sales, cost, condition and equity factors relevant to the property.
We file the protest within the applicable deadline and organize a property-specific evidence package.
We pursue an appropriate informal resolution or present the case at the Appraisal Review Board hearing.
We report the result and, when warranted, discuss eligible post-ARB remedies and their separate deadlines.
| Service stage | Work performed | What we may request from you |
|---|---|---|
| Initial review | Notice, account, property-record and deadline review. | Notice of appraised value, ownership details and prior orders. |
| Valuation analysis | Income, sales, cost, condition and unequal-appraisal review as relevant. | Rent roll, operating statements, leases, repairs, photos and asset facts. |
| Protest administration | Authorized filing, district communication and scheduling. | Signed engagement and any required appointment-of-agent documentation. |
| Resolution | Informal negotiation and ARB preparation or representation when needed. | Timely responses to questions and updated property information. |
| After the ARB | Result reporting and evaluation of eligible appeal paths when requested. | The ARB order and a decision before the applicable appeal deadline. |
PropertyTaxes.Law uses performance-based pricing for commercial protest engagements. There is no upfront protest fee, and the contingency fee is based on tax savings produced under the written engagement. If the protest does not produce tax savings, the protest contingency fee is zero. Confirm the percentage, included accounts, exclusions and any separate post-ARB work in the engagement agreement.
A large year-over-year increase is a reason to investigate, but it is not the only issue. A protest may be worth evaluating when the appraisal record or valuation model does not reflect the asset's actual economics or characteristics.
Occupancy, concessions, tenant improvements, lease terms, expenses and functional layout.
Tenant mix, co-tenancy, traffic, access, rent, vacancy and changing consumer demand.
Clear height, dock configuration, yard, access, utility, age, cost and obsolescence.
Occupancy, effective rent, concessions, expenses, repairs and capitalization rates.
Property-specific income, occupancy, condition, use and operating characteristics.
Permitted use, access, utilities, topography, easements, development constraints and comparable sales.
Equipment, inventory, furniture and fixtures may fall under a separate business personal property analysis. For an overview of other asset categories, see our commercial property tax services page.
The best evidence answers the appraisal method being challenged. More documents are not automatically better; the goal is a coherent, supportable value position using reliable information tied to the correct valuation date.
| Method or issue | What it examines | Evidence that may be relevant |
|---|---|---|
| Income approach | Income-producing capacity, rent, expenses, vacancy and capitalization rate. | Rent rolls, leases, income and expense history, market rents and cap-rate support. |
| Sales comparison | Comparable transactions adjusted for differences from the subject. | Verified sales and adjustments for location, condition, size, use and tenancy. |
| Cost approach | Replacement cost less physical depreciation and functional or economic obsolescence. | Construction costs, age-life analysis, condition evidence and obsolescence support. |
| Unequal appraisal | Whether the property is appraised unequally compared with an appropriate set of properties. | Appraisal-roll data, carefully selected comparables and ratio or equity analysis. |
For key terminology, read Market Value vs. Appraised Value in Texas.
We serve commercial owners and portfolios across Texas. Strategy should reflect the applicable appraisal district and the property's own facts, not a generic citywide assumption.
Office, retail, industrial and multifamily evidence for Harris County accounts.
Houston property tax attorney →Income, sales, condition and equity review for Dallas County commercial property.
Dallas County protest guide →Asset-specific review for San Antonio and Bexar County commercial accounts.
San Antonio property tax attorney →Commercial valuation review for Austin office, retail, multifamily and other assets.
Travis County protest guide →Commercial and industrial protest support for Fort Worth and Tarrant County.
Tarrant County protest guide →Review for commercial accounts in Plano, Allen, Frisco, McKinney and nearby markets.
Collin County protest guide →The usual protest deadline is May 15 or 30 days after the appraisal district mails the notice of appraised value, whichever is later. Special situations can have different rules. Verify the date on the notice and with the appraisal district instead of relying on a general calendar.
Check our Texas property tax deadlines and county protest and appeal deadlines resources.
If the appraisal district and owner do not resolve the dispute informally, the case may proceed to an Appraisal Review Board hearing. The owner or authorized representative presents evidence and argument, the appraisal district presents its position, and the ARB determines the protest for that tax year. See our ARB hearing guide for a closer look at the process.
Depending on eligibility, value, issues and deadlines, an owner may evaluate binding arbitration, a State Office of Administrative Hearings appeal or district-court litigation. Post-ARB work is not automatic and may require a separate engagement. Review our Texas property tax appeal service, arbitration guide and property tax lawsuit guide promptly after receiving the order.
A licensed property tax consultant may handle valuation review, filing, negotiations and ARB representation. A property tax attorney can also advise on legal issues and represent an owner in matters requiring legal counsel. The right choice depends on the dispute's size, complexity and procedural posture—not on a promise of a particular outcome.
PropertyTaxes.Law is led by a professional licensed as both a Texas attorney and property tax consultant, allowing valuation work and legal strategy to be coordinated when a matter requires both. Read Property Tax Attorney vs. Consultant for a fuller comparison.
Statewide protest, evidence, hearing and representation overview.
Property-type guidance for commercial real estate owners and portfolios.
Potential grounds and evidence for challenging an appraisal.
Potential routes after an unfavorable ARB order.
Valuation issues for warehouses, manufacturing and industrial assets.
Guidance for equipment, machinery, furniture, fixtures and inventory.
A commercial property tax protest is a formal challenge to a county appraisal district's decision about a commercial property's appraised value or appraisal treatment. It may address excessive market value, unequal appraisal, incorrect property details, denied exemptions or another protestable matter.
File a timely written notice of protest with the appraisal review board, review the district's evidence, prepare property-specific support, attempt an informal resolution when appropriate and present the case at an ARB hearing if it does not settle.
The usual deadline is May 15 or 30 days after the appraisal district mails the notice of appraised value, whichever is later. Check the notice and local appraisal district because different deadlines or special rules can apply.
Depending on the asset and issue, useful evidence can include rent rolls, leases, income and expense statements, vacancy history, comparable sales, market capitalization rates, repair estimates, condition photos, corrected property data and unequal-appraisal comparisons.
Fee structures vary. PropertyTaxes.Law offers commercial protest representation on a contingency basis: there is no upfront protest fee, and a fee is due only when the engagement produces tax savings. The written agreement controls the percentage, scope and exclusions.
Yes. Texas protest rights can apply to office, retail, industrial, warehouse, multifamily, hospitality, healthcare, land and other commercial assets. The appropriate valuation method and evidence vary by property type.
The appraisal district reviews the protest and may discuss an informal resolution. If the dispute remains unresolved, the ARB holds a hearing and issues an order. Eligible owners who disagree may then evaluate post-ARB remedies and deadlines.
A consultant may be appropriate for valuation analysis and administrative protest work. An attorney may be preferable when the dispute presents legal issues, substantial exposure or likely post-ARB proceedings. Some matters benefit from a team with both capabilities.
Send us the appraisal notice and basic property information. We can review the asset, identify the evidence that may matter and explain the proposed scope and contingency-fee terms before you engage us.
Discuss Your Commercial PropertyBrandon and his team have proven they can perform with any product type we give them,
from industrial and office property to single and multi-family residential.
At a critical time when a property was in lease-up, we were faced with an unreasonable and unjustified assessment.
Brandon’s tenacity and responsiveness resulted in a fair assessment and the largest value change I've seen in my career.
Outstanding!! These guys are pros - they are great at what they do and great to work with.