When is the Dallas County protest deadline?
The 2027 deadline is May 17, 2027. The statutory date is May 15. May 15 falls on a Saturday in 2027, so the Tax Code moves the deadline to the next business day. If DCAD mails your Notice of Appraised Value late, you have 30 days from the notice instead. Notices usually go out in April. Miss the date and you generally wait a full year.
Dallas County protest calendar for 2027
| When | What happens |
|---|---|
| January 1 | DCAD sets every property's value as of this date |
| April | Notice of Appraised Value is mailed to owners |
| May 17, 2027 | Protest deadline, or 30 days after the notice, whichever is later |
| May to June | Informal reviews with DCAD appraisers |
| June to July | Appraisal Review Board hearings |
| Late July | Appraisal roll certified; final values set |
| October | Tax bills mailed, due January 31 |
What do Dallas County's 2026 appraisal records show?
Dallas Central Appraisal District valued 573,369 homes for 2026. Compared with 2025, 33.0% were valued higher, 42.4% stayed about the same and 24.6% came down. The median home is valued at $314,570, against $310,040 a year earlier.
573,369
Homes appraised
Dallas County, 2026
$314,570
Median home value
$310,040 in 2025
33.0%
Valued higher
Than in 2025
2.23%
Median tax rate
All taxing units combined
Who protests in Dallas County?
In 2026, 77.1% of homes were not protested at all. 17.2% were protested through a tax agent and 5.6% by the owner directly. Owners who file on their own drop out far more often: 50.5% of owner-filed protests were withdrawn, against 4.8% of those filed by an agent.
77.1%
Not protested
442,247 homes
17.2%
Protested by an agent
98,894 homes
5.6%
Protested by the owner
32,228 homes
50.5%
Owner protests withdrawn
4.8% for agent-filed
The 10% homestead cap
Texas caps the taxable value of a homestead at 110% of last year's taxable value. In 2026, 32.7% of Dallas County homes had a taxable value held below market value by the cap, by a median of $48,388. For those owners a lower market value may not change the tax bill at all, which is why we measure savings in taxable value. 66.5% of homes carry a homestead exemption.
Dallas County by city
| City | Homes | Median value | Valued higher | Came down | Tax rate | Protested |
|---|---|---|---|---|---|---|
| Dallas | 251,370 | $301,700 | 37.4% | 24.3% | 2.23% | 24.0% |
| Garland | 59,277 | $294,780 | 27.6% | 22.1% | 2.39% | 17.5% |
| Irving | 40,733 | $343,600 | 35.8% | 20.7% | 2.14% | 26.8% |
| Mesquite | 35,895 | $270,690 | 30.2% | 22.6% | 2.35% | 16.2% |
| Grand Prairie | 28,616 | $279,690 | 29.6% | 23.5% | 2.26% | 15.8% |
| Richardson | 19,192 | $407,230 | 33.7% | 18.6% | 2.18% | 26.1% |
| Rowlett | 17,102 | $384,260 | 21.3% | 30.4% | 2.51% | 25.7% |
| DeSoto | 15,454 | $332,500 | 21.2% | 36.4% | 2.44% | 19.5% |
| Cedar Hill | 13,796 | $320,725 | 29.5% | 25.4% | 2.30% | 23.9% |
| Carrollton | 11,135 | $343,100 | 30.4% | 21.0% | 2.02% | 20.4% |
| Lancaster | 10,971 | $275,340 | 30.6% | 32.3% | 2.36% | 19.8% |
| Coppell | 10,638 | $630,000 | 21.8% | 30.3% | 1.96% | 41.2% |
Twelve largest Dallas County cities by number of homes. Change is measured against each home's 2025 market value.
By year built
| Year built | Homes | Median value | Valued higher | Came down | Per sq ft | Protested |
|---|---|---|---|---|---|---|
| pre-2000 | 446,115 | $294,260 | 33.0% | 22.3% | $191 | 20.4% |
| 2000-2014 | 76,634 | $383,890 | 26.9% | 31.8% | $178 | 28.6% |
| 2015-2022 | 35,250 | $502,845 | 31.3% | 39.9% | $215 | 37.5% |
| 2023+ (new construction) | 14,191 | $412,050 | 73.3% | 19.3% | $192 | 34.8% |
How does a DCAD protest work?
A Dallas County property tax protest runs in two stages, and most never reach the second one. Some owners call it a property tax appeal or simply a DCAD protest; in Texas the formal term is a protest, and it is filed with DCAD, not the tax office.
1. Informal review with DCAD
After your protest is filed, a DCAD appraiser reviews the evidence and can agree a lower value on the spot. Most protests settle here, typically within a few weeks of filing. Nobody has to appear in person.
2. Appraisal Review Board (ARB) hearing
If the informal review does not produce a fair value, the case goes to the Appraisal Review Board, a panel of citizens independent of the appraisal district. Bezit presents your case; you do not need to attend. Hearings generally run through the summer.
What evidence lowers a DCAD value?
Two arguments do the work. Equity means comparable homes in your neighborhood appraised for less per square foot than yours. Sales means recent arm's length sales of similar homes below your appraised value. Condition problems such as foundation damage, deferred maintenance or flood exposure can support a further reduction when documented. We build both cases from DCAD's own records.
Which Dallas County cities does Bezit cover?
Bezit represents residential owners anywhere DCAD appraises, including Dallas, Irving, Garland, Grand Prairie, Mesquite, Richardson, Carrollton, Rowlett, DeSoto, Cedar Hill, Coppell and University Park. Tax rates differ from one city and school district to the next, so the same reduction is worth more in some parts of the county than others.
Just bought in Dallas County?
The first year is usually the most valuable one to protest. A recent purchase price below the appraised value is among the strongest evidence available, and new owners frequently have not yet filed a homestead exemption.
The general residence homestead exemption for school district taxes is now $140,000, raised from $100,000 by Proposition 13, which Texas voters approved on November 4, 2025. School taxes are the largest slice of a Texas tax bill, which makes this the most valuable exemption most homeowners can claim, and it also caps annual growth in your taxable value at 10%. Bezit files your homestead exemption free of charge, whether or not you protest with us.
How much does Bezit charge in Dallas County?
Need help with your Dallas County property taxes? A licensed property tax consultant handles your protest from filing to the hearing, so you never have to argue the case yourself.
Bezit charges 10% of the property tax you actually save. There is no upfront cost, no signup fee and no minimum charge. If your tax bill does not go down, you owe nothing. Fee levels matter more than headline results, because what you keep is the reduction minus the fee. See full pricing.
Take a $600 a year reduction as an example. Published fees at other protest firms serving North Texas run from 25% to 50% of the first year's saving. The table shows what the owner keeps from that same saving at each fee level.
| Fee | Owner keeps |
|---|---|
| 10% (Bezit) | $540 |
| 25% | $450 |
| 35% | $390 |
| 50% | $300 |
$600 is an illustration, not a Dallas County result. Bezit's measured results are on the Denton County page. Other firms' fee levels are as published on their own websites in September 2026 and may vary by area.
When are Dallas County property tax bills due?
The Dallas County Tax Office mails bills in October, and they are due when you receive them. You can pay without penalty or interest until January 31. From the next day penalty and interest start at 7% and rise every month.
Homeowners who are 65 or older, or disabled, can pay their homestead taxes in four installments without penalty: January 31, March 31, May 31 and July 31. Missing an installment brings the full penalty. You can pay online, by mail or in person, and the Dallas County Tax Office shows your current statement. To see every taxing entity on your bill, use the Bezit property tax bill lookup.
Where are Dallas County protests filed?
DCAD sets the value your Dallas County tax bill is based on and is where every protest is filed and heard.
2949 North Stemmons FreewayDallas, TX 75247
(214) 631-0910
dallascad.org
Statewide rules for property tax protests are on the Texas Comptroller's appraisal protests and appeals page.
Protests in nearby counties
- Collin County property tax protest
- Denton County property tax protest
- Tarrant County property tax protest
Start from the Texas property tax protest service page for any county.
More guides for Dallas County homeowners
What Almost Every New Homeowner in North Texas Gets Wrong About Their First Property Tax BillWhy a new build's first tax bill can jump once the finished house reaches the county roll.Read the guide →
Create an Evidence Report for Texas Property Tax ARB HearingsHow to put together the evidence an Appraisal Review Board actually weighs.Read the guide →
How to Protest Property Taxes as a New Homeowner in TexasA case study: protesting in your first year so the county does not overvalue the home you just bought.Read the guide →
Dallas County FAQs
Is Bezit new to Dallas County?
Can I file a Dallas County property tax protest online?
My city is partly in another county. Which appraisal district do I protest with?
When is the Dallas County homestead exemption deadline?
More questions about protesting in Texas? See the property tax protest FAQs.
Data last updated: 2026-10-13. All Dallas County figures on this page are computed from Dallas Central Appraisal District records, comparing each home's 2026 value with its 2025 value. Protest counts come from DCAD's published protest file and show who filed, not the outcome. Tax rates and bills are estimates from each home's combined rate across its taxing units. Figures are reported by city only.
Bezit is registered with the Texas Department of Licensing and Regulation, registration #12971. Bezit represents residential property owners only. Past results do not guarantee a future reduction.
(469) 353-3880
contact@bezit.co 