When will I receive my Notice of Appraised value?
The majority of Notices will be mailed on May 14th.
When is the deadline to file a protest?
If your Notice has a date of May 14th, your deadline will be June 14th.
(Any notices mailed after May 14, 2021 will have a protest deadline of 30 days from the date on the Notice.)
How do I protest?
There are two ways to do this:
Through the eFile Portal (fill out the protest form in the Portal)
Download and print out a protest form HERE and either
Mail it to: DCAD, 3911 Morse St, Denton, TX 76208 (or)
Drop it off at the front of our building (same address)
★ The quickest and most efficient way to file is through our eFile Portal.
If you have evidence or documentation you would like to submit to support your opinion of value, please do so through the eFile Portal, our ARB Evidence Upload form, mail it in or hand deliver it. It must be in before your scheduled hearing.
Once DCAD receives your Protest Form, the staff will schedule you for an Appraisal Review Board (ARB) protest hearing. Before your scheduled telephone hearing with the ARB, a DCAD appraiser will review your protest and will contact you IF an offer can be made.
★ Please be patient with us between Step 2 and Step 3, there are only 30 appraisers and 115k protests. Please wait for us to contact you through the eFile Portal or telephone. Thank you!
If you and the DCAD appraiser are able to reach an agreement through our eFile Portal or over the phone before your scheduled ARB hearing, your protest will be closed, your hearing will be cancelled and your new value will be set.
If there is not an agreement made prior to your ARB hearing, you will need to proceed with your hearing at the scheduled date and time provided.
An evidence packet will be made available to you (through the eFile Portal, email or mail) 14 days before your scheduled ARB hearing.
★ This evidence and the evidence you submitted prior to your hearing will be the only evidence that is discussed at your hearing. Please provide a good daytime telephone number and email address. Please also allow a 2-hour window for the ARB to call you on the day of your hearing.
How do I eFile?
The only two reason you may file electronically (through the eFile Portal) are:
You assert that your value is over fair market value.
You feel your property value is not uniformly and equally appraised, as compared to a reasonable number of comparable properties.
You will need a new log-in for 2021. You will need your Owner ID and PIN located at the top of the Notice of Appraised Value. Your PIN is case sensitive. Please enter the PIN exactly as it appears on your Notice. Do not share your PIN; it is considered to be your signature.
Once you have registered online and filed your protest, you will receive emails from the Appraisal District when evidence is ready for review and/or when a settlement offer has been made. Once an offer has been made you can accept or decline that offer. If you accept the offer, your protest will be closed, your hearing will be cancelled and your new value will be set. If there is not an agreement made prior to your scheduled hearing, you will need to proceed with your ARB hearing at the scheduled date and time provided.
This guide is provided by our software vendor. It is a guide on how to protest, how to set up a hearing, how to withdraw, and more. Please reference this guide if you need additional help.
What if i lost my PIN?
If you have lost your pin number, go to the eFile Portal and click on "Request Pin".
How do i upload evidence?
The District must receive your evidence before your ARB hearing.
Mail to or Drop off at:
DCAD, 3911 Morse Street, Denton, TX 76208
Why are there no in-person "Informal" meetings?
Denton CAD will receive roughly 115,000 protests in 2021. On average that is 800-1,000 property owners/agents PER DAY that could potentially be in our DCAD office. Due to continued concerns surrounding the pandemic, DCAD will be forced to conduct reviews and ARB hearings via eFile and telephone, and we will not be allowing in-person meetings this year.
Update on May 13th: Even though the CDC has lifted the mask mandate, the 2021 Protest protocols were put into place months ago. Denton CAD will continue with the protocol that has already been set. There will be no in-person meetings or hearings between May-July 2021. Thank you!
★Please be patient with us, there are only 30 appraisers and 115k protests. Please wait for us to contact you through the eFile Portal or telephone. Thank you!
What if I demand an in-person ARB hearing?
That is your right to attend your ARB hearing in person, if you choose. Just please note, if you elect an in-person hearing, these hearings will not be scheduled until the ARB is confident that all property owners, their agents, DCAD staff and the ARB members can be assured of their safety. Therefore, your scheduled telephone hearing will be cancelled and your in-person hearing will not be scheduled until later in the year. If you would like to be scheduled for an in-person ARB hearing, you will need to call 940-349-3980 at least two days prior to your scheduled telephone hearing to make these changes.
What if I have exemption and/or ownership/address change, should I file a protest?
You do not need to file a protest.
Concerns about exemptions, address changes, etc. should all be directed towards email@example.com.
Ownership changes to firstname.lastname@example.org.
What if I have a closing statement, should I file a protest?
Yes, you still need to file a protest form, but please submit a copy of your recent closing documents (after 01/01/20) or your recent fee appraisal (after 01/01/20) with the protest form. This will help to determine a market value for the property. This can be done through the eFile Portal or ARB Evidence Upload form.
What if I miss my call back from an appraiser?
Please directly call the appraiser back who called you. (If you call the front desk, they are not going to know who called you.)
If they are unavailable, please leave a detailed message with your name, number, and property ID and they will call you back when they are available again.
Along with filling out a protest form, please provide us with a copy of your recent closing documents (after 01/01/20) or your recent fee appraisal (after 01/01/20), this will help to determine a market value for the property. This can be done through the eFile Portal (if you have set up an account) or ARB Evidence Upload.
Why is my new value not updated on the website?
The website will reflect the Notice of Appraised Value until certification. As long as you have a settlement agreement between you and the appraiser or a final determination of value by the ARB, then your new value will be reflected on the website after Certification in August.
How do they determine my value?
The value of your property will be determined as of January 1, 2021. Denton CAD utilizes a combination of the Cost, Market, and Income Approaches to value your property. In the informal or formal meeting, we will likely present a Comp Grid that will calculate the value of your property based on sales of comparable properties, or appraised values of comparable properties.
Do I qualify for a disaster exemption?
See if you qualify for a disaster exemption from the snow storm in February.
You can mail your application (with supporting evidence) to:
Denton Central Appraisal District
3911 Morse Street
Denton, TX, 76208
Or you can email your application (with supporting evidence) to:
ARB proTest Hearing procedures
taxpayer rights & remedies
can i send someone else to represent me for the arb hearing?
Yes, you are able to send someone to represent you in a hearing, but you need to make sure they have a signed authorization letter from you. You are able to fill out this form and send it with whoever will be representing you.
[50-162] Appointment of Agent for Property Tax Matters
Appointment of Non-Agent Representation
How Can i reschedule my hearing?
Please submit a written request to email@example.com or log into the eFile Portal to reschedule your protest.
How Can i withdraw my protest?
I forgot to file a protest... can i still get my value lowered?
If a property owner does not file a timely protest, neither the appraiser nor the ARB can make a value adjustment to your property.
If you believe there are good cause reasons (i.e., hospitalization) as to why you could not file a timely protest, then you should write the ARB, state the facts and document (provide medical receipts on hospitalization) your reasons.
The ARB will make a determination and respond back to you in writing. Forgetting to file a protest or not knowing the protest deadline are not considered good cause reasons to grant you a late protest. If you believe there is a clerical error (Texas Tax Code 25.25c) or substantial error (Texas Tax Code 25.25d) associated with your property value, then you should speak to an appraiser who will clarify if there are any remedies available to you.
What if I just want to submit my evidence to the ARB and not go through the formal process or hearing
You can submit an affidavit on your behalf before your scheduled hearing.
[50-283] Property Owner’s Affidavit of Evidence to the Appraisal Review Board
"How To present your case" videos
options after you protest
After the ARB rules on your protest, it will send a written order by certified mail. If you are dissatisfied with the ARB’s findings, you have the right to appeal the decision. Depending on the facts and type of property, you may be able to appeal to the state district court in the county in which your property is located; to binding arbitration; or to the State Office of Administrative Hearings (SOAH).
Binding Arbitration - You may appeal through binding arbitration if your property is valued at $5 million or less. You may also use binding arbitration for your residence homestead regardless of its appraised value. To request binding arbitration, you must file a Request for Binding Arbitration form with the appraisal district, along with a deposit check payable to the Comptroller of Public Accounts. The deposit amount ranges from $450 to $1,550 based on the property type and value. All but $50 of your deposit will be refunded to you if the arbitrator sets your value at an amount closer to your opinion of value than to the ARB’s value. If not, the deposit is used to pay the arbitrator’s fee. You must exercise the arbitration option not later than 60 days after the date you receive the ARB’s notice of its decision. There are limits to what can be appealed to binding arbitration.
Information about what is allowed to be appealed through arbitration can be found on the Comptroller’s website HERE.
State Office of Administrative Hearings (SOAH) - Property owners may also appeal ARB orders for real or personal properties with values of more than $1 million to SOAH. To appeal, you file a notice with the chief appraiser not later than 30 days after the date you receive the ARB’s notice of its decision and file a $1,500 deposit not later than the 90th day after you receive the ARB’s notice of the order. The administrative law judge will schedule the hearing in the municipality where the property is located unless SOAH does not have a remote hearing site in that municipality. In which case, the hearing will be scheduled in the municipality with a remote hearing site that is closest to the subject property.
State District Court in Denton County - Alternatively, you may appeal the decision to the state district court in which your property is located. You must file the appeal no later than 60 days after you receive the final ARB order. In all types of appeals, you are required to pay a specified portion of your taxes before the delinquency date.
The Denton Central Appraisal District staff (including the Chief Appraiser), cannot change a value once the Appraisal Review Board has set that value.
[96-295] Property Taxpayer Rights & Remedies