Before you start
How to use this tool
This tool walks you through protesting your Dallas County property tax appraisal in about 15 minutes. Here is what you will need and where to find it.
What you need for step 1 — your property details
1
Your DCAD Notice of Appraised Value — mailed by DCAD in April each year. This has your account number (top-left corner), your appraised market value (the large number in the middle), and your PIN for filing online. If you haven't received it yet, look up your property at dallascad.org → Search Appraisals.
2
Your estimated market value — what you believe your home is actually worth today. This is your requested value. Be conservative — if you think your home is worth $380k and DCAD says $425k, request $380k or slightly above. You can always settle higher.
3
Your property characteristics — square footage, year built, bedroom and bathroom count, and lot size. These are on your DCAD notice or at dallascad.org. Note any condition issues: outdated systems, deferred maintenance, structural problems, or anything that would reduce a buyer's offer.
What you need for step 2 — your evidence
The strongest protests combine two types of evidence. You only need one to file, but both together is more powerful.
Strongest
Neighbor equity comparison — find a similar home on your street or nearby that DCAD appraised lower than yours. Look up neighbor valuations at dallascad.org → Search Appraisals → search by street address. If a nearly identical home is appraised $50k less than yours, DCAD must justify the difference. This argument uses DCAD's own numbers against them.
Strong
Comparable sales (comps) — recent sales of similar homes nearby that sold for less than DCAD's value for your home. Find these on Redfin or Zillow — filter to "Sold" in the last 12 months, within 0.5 miles of your home, similar square footage. Aim for 3–5 sales. Your real estate broker can also pull MLS comps if you have a relationship with one.
Supporting
Condition issues — anything that would reduce a buyer's offer: foundation problems, aging roof, outdated kitchen or bathrooms, HVAC near end of life, backing up to a highway or commercial property. Photograph everything. Contractor repair estimates are even better.
How the process works
~15
minutes to complete this tool
Free
case analysis, no signup needed
$12
for AI-generated protest documents
Step 1 of 5
Your property details
Enter the information from your DCAD Notice of Appraised Value — mailed in April, or look it up at dallascad.org.
Your account number is in the top-right of the mailed notice. The large number in the middle is your appraised value. Enter what you believe your home is actually worth in today's market.
Notice of Appraised Value
Property Characteristics
Step 2 of 5
Comparable sales
Find 3–5 similar homes that sold recently near yours. If they sold for less than DCAD's value for your home, that's your core evidence. Use Zillow or Redfin — filter to "Sold," last 12 months.
Look for similar square footage, age, and bedroom count within about 0.5 miles. A home that sold for $350k when yours is appraised at $425k is powerful evidence.
Recent Comparable Sales
Enter at least 3 sales. Address, price, and square footage are most important.
Address
Sale Price
Sq Ft
Equity Comparison (optional but powerful)
If similar nearby homes are appraised lower than yours per square foot, that's an "unequal appraisal" argument — often the strongest protest ground.
Step 3 of 5
Your case analysis
Your instant protest assessment based on the data you entered.
DCAD value
—
Your value
—
Overvaluation
—
Step 4 of 5
Your protest documents
Your three AI-generated documents are below. Download them, then follow the filing guide to submit your protest through DCAD's uFile system before May 15.
⚠ uFile does not accept the protest letter directly. You fill out a short online form, then upload your evidence as a PDF. Follow the step-by-step filing guide below.
How to file your protest on uFile (before May 15)
1
Download your documents as Word files using the buttons below. Before converting to PDF, open the Word file and fill in your name, phone number, and email address where indicated in the protest notice. Then convert to PDF (Word: File → Save As → PDF). uFile only accepts PDF, JPG, XLS, or XLSX — Word files will not upload.
2
Find your PIN — printed in the top-left corner of your mailed Notice of Appraised Value. If you don't have it, request it by email on the uFile login screen.
3
Go to dallascad.org → Search Appraisals → find your property → click "uFile Online Protest" → enter your Account Number, PIN, and the security code shown on screen.
4
On the protest form, check both boxes: "Value is over market value" and "Value is unequal to other properties". Then click Next.
5
Upload your PDF evidence using the Browse button. Upload your protest notice and evidence summary as separate files. Enter a description for each. You cannot add documents after filing — upload everything now. If you miss this, email evidence to arbdocs@dcad.org with your account number.
6
Enter your Opinion of Value — this is your requested value from step 1. This is required to receive a settlement offer from DCAD.
7
Enter your email, phone, and name, then click "File Protest". Print or screenshot the confirmation screen — the confirmation email may go to junk mail.
✓
After filing, DCAD may email you a settlement offer. If no offer arrives, you will be scheduled for a telephone ARB hearing — DCAD notifies you by mail. Questions? Call the residential line at 214-905-9402 (opens April 15).
Step 5 of 5
Preparing for your hearing
The Appraisal Review Board is a panel of independent citizens — not DCAD employees. Think low-stakes panel, not courtroom. Most hearings are 15–20 minutes.
About 60–70% of protests settle informally before a formal hearing — often the same day you file. You may never need to present to the panel at all.
What to expect, step by step
1
File your protest (before May 15)
Use DCAD's uFile portal at dallascad.org, mail Form 50-132, or go in person. You'll receive a hearing date by mail.2
Informal meeting with a DCAD appraiser
Before the formal hearing, a DCAD appraiser will offer a settlement. Bring your comps. If the offer is close to your target, take it — most cases end here.3
Formal ARB hearing (if needed)
You'll have 15 minutes. Present your comps and condition evidence. Stay factual and calm. Use the hearing script from step 4.4
ARB decision
You'll receive a written order. If unsatisfied, you can escalate to binding arbitration (values under $5M) or District Court.5
After a win
Texas law restricts DCAD from raising your value again without "substantial evidence" — your savings often persist for 2+ years.Day-of checklist