Your custom home is unique. Your tax appraisal shouldn't be generic.
Unlike mid-range subdivisions, "cookie-cutter" data does not exist for high-end residential property. A detailed, manual valuation approach must be undertaken to maximize tax savings.
Appraisal Districts use mass computerized models that fail to account for the unique craftsmanship, condition, and market nuance of luxury estates.
Appraisal districts often default to the "Cost Approach" for luxury homes. They look at the square footage and apply a generic construction cost multiplier.
This can lead to significant over-valuations. It fails to account for functional obsolescence, over-improvement for the neighborhood, or specific wear and tear that a computerized system cannot see.
We fight this by digging into the actual market data and the specific condition of your property. Learn more about the difference between market value and appraised value in Texas.
We review your appraisal notice and identify irregularities.
We confirm property records match the actual home.
We check living vs. non-living space calculations.
We document condition issues affecting value.
We review whether land value assumptions are supported.
We identify true market comparables, not generic models.
We compare your value against similar properties.
We represent you through the protest and any needed appeal.
Districts often over-value pools, outdoor kitchens, and sport courts based on installation cost rather than the actual value they add to the resale price.
Imported tile, custom woodwork, and smart home automation are expensive to install but depreciate differently than standard builder-grade materials.
On large estates, assessors frequently miscalculate living space vs. non-living space (like covered patios or garages), artificially inflating your tax bill.
An incorrect construction quality grade can significantly overstate value — this is one of the most common and highest-impact errors on custom homes.
Districts may assume renovations occurred, or overstate their scope, based on outdated permits or estimates rather than the home's actual current condition.
Homes under construction or mid-renovation may be valued as though fully complete, overstating the true taxable value as of January 1.
Damage that hasn't been reflected in appraisal district records can result in a value that no longer matches the property's actual condition.
Nearby development, noise, traffic, or other external factors can reduce a luxury home's market value in ways mass appraisal models don't capture.
A home significantly upgraded beyond neighborhood norms may not recoup full construction cost in market value — a key argument in luxury protests.
Custom features, unique layouts, and limited comparable sales make automated mass appraisal models unreliable for high-end residential property, often resulting in inflated values.
Yes, and they often default to it — but the cost approach can overstate value by ignoring functional obsolescence, over-improvement, and actual market demand for high-end features.
Custom improvements can add construction cost without adding equivalent market value, particularly if they exceed what's typical for the neighborhood.
Yes. Square footage errors, especially miscounting non-living space like garages or covered patios as living area, are a common and correctable issue.
It can. If a home is improved well beyond what's typical for its neighborhood, the market may not fully recognize that added cost in resale value — a legitimate basis for a lower assessment.
Photos, inspection reports, repair estimates, independent appraisals, and true comparable sales are generally the strongest evidence. See our evidence checklist above.
Deadlines follow the same schedule as other residential property — generally May 15 or 30 days after your notice, whichever is later. Review our Texas property tax deadlines guide.
If the ARB result is still unsupported, homeowners may evaluate arbitration or a district court appeal. See our property tax appeal guide.
Brandon 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.