If your 2025 Notice of Appraised Value just hit your mailbox and the number looks high, you are not alone. In a neighborhood like Heath Crossing, even small percentage changes can mean thousands of dollars in taxes. You can protest, and the process is more straightforward than it seems when you know the steps. Below is a simple, local playbook that covers deadlines, evidence, filings, hearings, and what to do next. Let’s dive in.
Find your Rockwall deadline
Your protest deadline is usually May 15 or 30 days after the date printed on your Notice of Appraised Value, whichever is later. Your personal deadline is printed on the notice. The Texas Comptroller’s overview explains this rule and the protest process in plain language.
If you plan to attend a hearing, expect local scheduling through spring and summer. Rockwall County posts meeting notices and schedules for the Appraisal Review Board (ARB), which is helpful for planning. Check the county’s posted notices page for updates.
Is your appraisal off? Quick check
Use this simple triage to decide whether to protest:
- Property facts are wrong. If square footage, lot size, year built, pool, or outbuildings are incorrect, that is grounds to protest. Gather a survey, prior appraisal, or closing docs to show the correct details.
- Condition issues reduce value. Foundation, roof, drainage, or interior damage can affect market value. Take dated photos and get repair estimates. The Texas A&M Real Estate Research Center shares helpful dos and don’ts for organizing your case.
- Comparable sales suggest a lower value. Pull recent Heath Crossing and nearby sales to compare size, condition, and features. Your neighborhood has many upper-tier properties, so precise comps matter. Use local data, such as The Agency Rockwall’s Heath Crossing guide, to understand price context.
- Missing or denied exemptions. If your homestead or other exemption is absent or was removed, you can protest that issue.
Gather strong evidence
Bring clear, concise proof to support your position:
- 3 to 6 recent comparable sales with sale dates and prices, plus short notes on adjustments for size, condition, or features.
- Dated photos of condition problems plus contractor estimates or reports.
- A recent professional appraisal if you have one within the valuation period.
- Documents correcting errors in the property description, such as a survey or prior appraisal report.
Tip: Keep your packet simple. A one-page summary followed by labeled exhibits is easy for reviewers to follow.
File with Rockwall CAD
You can submit a protest online through the Rockwall Central Appraisal District portal, by mail, or in person. The easiest way is to use Form 50-132, Property Owner’s Notice of Protest. For a quick primer on the form and what it covers, review this how-to overview.
When you file:
- Include your name, property address, and CAD account number from your Notice of Appraised Value.
- Check the reasons for protest, such as market value, unequal appraisal, or property description errors.
- Request the appraisal district’s evidence. Under Texas Tax Code rights, the district must provide the data, schedules, and formulas it plans to use at least 14 days before your hearing. See the statute referenced in the state’s database here.
- Keep proof of timely filing. Save confirmations or send mail with delivery tracking.
If you cannot attend a hearing, you may submit a sworn affidavit of evidence. Many districts accept an affidavit similar to the state’s Form 50-283. See an example and guidance on affidavit submissions here.
Informal conference tips
After filing, you can request an informal conference with a district appraiser. Many cases settle here.
- Lead with data. Bring your one-page summary, best 3 to 5 comparables, and photos or estimates that support your opinion of value.
- Be concise and factual. Stick to objective items like size, condition, and recent sales.
- Ask questions. Clarify how the district selected its comps and whether adjustments were made for superior features.
Your ARB hearing options
If you do not settle informally, you will receive a notice of your ARB hearing date and time. You may be able to present in person, by phone, or by written affidavit, depending on local procedures. Expect a timed, structured process: the district presents first, then you present, followed by brief questions.
Bring multiple copies of your evidence packet. Be ready to explain why your comps are most similar and how condition or errors affect value.
Outcomes and appeals
- If the ARB lowers your value, the appraisal roll is adjusted. If you already paid taxes based on a higher value, the taxing unit will issue a refund.
- If you are denied relief, you can appeal to district court. The typical deadline to file a petition is 60 days from when you receive the ARB’s final order. See the statute summary for judicial review timing here.
- You may also consider binding arbitration as an alternative to court in some situations. Review eligibility and fees on the Texas Comptroller’s arbitration page.
Rockwall timing and notices
In Rockwall County, Notices of Appraised Value are commonly mailed in April, with informal and ARB hearings running into summer. For current schedules and public notices, use the county’s posted notices page.
Before you file: quick checklist
- Confirm your deadline on the Notice of Appraised Value, then set calendar reminders.
- Pull 3 to 6 recent, nearby comparable sales and note key differences.
- Photograph condition issues and gather estimates or reports.
- Assemble proof of any errors in property description.
- Complete and submit Form 50-132, and request the district’s evidence packet.
- Choose your path: informal conference, ARB hearing, phone or affidavit.
If you want help sourcing neighborhood comps or talking through strategy, reach out to The Agency Rockwall. Our team tracks Heath Crossing trends and can equip you with clean, local data to support your case.
FAQs
When is the Rockwall property tax protest deadline for Heath Crossing owners?
- It is May 15 or 30 days after the date printed on your Notice of Appraised Value, whichever is later; your specific deadline is printed on the notice.
What evidence works best at an ARB hearing in Rockwall County?
- Recent, nearby comparable sales plus clear photos and repair estimates for condition issues, along with documents that correct any errors in the property description.
Do I need a lawyer or a paid protest company to file?
- No, many homeowners represent themselves successfully; consider paid help only for complex or high-dollar cases and avoid anyone charging to file a homestead exemption since that filing is free.
What if I missed my protest deadline?
- Contact the appraisal district immediately; late hearings may be granted only for specific statutory reasons or good cause, so act quickly.
Will protesting my value increase next year’s taxes?
- No, a protest addresses only the current year’s value; monitor your appraisal each year and file again if needed.
How do I find my CAD account number if I lost my notice?
- Search your property on the Rockwall CAD public records or call the CAD to request your account or owner ID; you can still file once you have that information.
