Did your Collin CAD Notice of Appraised Value land in your mailbox and spike your heart rate a bit? You are not alone. When you own a home in Prosper, understanding how and when to protest your appraisal can protect your tax bill and your peace of mind. In this guide, you will learn the exact deadlines, the steps to file, how to prepare evidence, and what to expect from both the informal review and the Appraisal Review Board hearing. Let’s dive in.
Key protest deadlines to know
Texas law gives you a clear timeline. You must file your protest by May 15 or within 30 days after the date on your Notice of Appraised Value, whichever is later. If the deadline falls on a weekend or holiday, it usually moves to the next business day. Always check the date printed on your notice and calculate your exact deadline.
Collin CAD typically mails notices in April. Filing by your deadline preserves your right to a hearing before the Appraisal Review Board. You can still try to resolve things informally, but the formal protest keeps your options open.
How to file with Collin CAD
You have several ways to file. Many owners prefer using the online e-file portal on the Collin CAD website. You can also mail or hand-deliver a signed protest form or letter that includes your parcel account number. Some years may allow fax or email; confirm current options on Collin CAD’s site.
Include these items in your protest:
- Parcel or account number, property address, and description
- Owner name and contact information
- Specific grounds for protest
- Your signature or valid e-signature
- A request for an ARB hearing if you want a formal decision
You can raise one or more grounds, such as:
- Market value is incorrect
- Unequal appraisal compared with similar properties
- Incorrect property characteristics or inventory
- Denied or incorrect exemption
- Ownership or clerical errors
After you file, keep proof. Save email confirmations, a postmark, or a hand-delivery receipt. Collin CAD will follow up with next steps, which can include an informal review appointment and, if needed, an ARB hearing date.
Informal review or ARB hearing
An informal review is a chance to discuss your evidence with a Collin CAD appraiser outside a formal hearing. It is simpler, faster, and often effective for single-family homes in Collin County. The appraiser can revise the value if your evidence supports a change.
A formal protest leads to an ARB hearing. This is a structured process where you and the appraisal district present evidence to a panel. The ARB reaches a decision that is mailed to you. Filing by the May 15 or 30-day deadline preserves your right to that hearing, even if you start with an informal review first.
Build strong evidence for Prosper homes
Focus on clear, local data. Use recent comparable sales from the last 6 to 12 months that match your subdivision or a similar area in Prosper. Prioritize similar lot sizes, age, square footage, and features. If your home needs repairs that affect value, document them.
Helpful evidence can include:
- Closed comparable sales and a summary of why they match
- A professional appraisal or broker price opinion if you have one
- Photos showing condition issues or differences from the CAD’s inventory
- Written repair estimates or invoices for needed work
- Documents for exemptions, such as a deed or homestead application
- For rentals, 12 months of income, expenses, leases, and occupancy
Package your materials into a concise set with clear labels. The easier your story is to follow, the more persuasive it will be.
Evidence exchange and hearing prep
Texas procedures require exchanging evidence in advance of the ARB hearing. Many ARBs, including Collin County, expect evidence at least several days before the hearing, often 7 days. Confirm the specific exchange deadline and format in your hearing notice and instructions.
Submit your evidence to both the CAD and the ARB as required. If you plan to use witnesses, like an appraiser, check whether you must list them before the hearing. If you find new documents after filing, submit them as soon as possible to avoid exclusion.
Bring multiple copies to any in-person meeting or hearing. Keep your presentation concise and focused on market value and factual differences.
Step-by-step timeline and checklist
Here is a simple plan you can follow in Fairview.
When your notice arrives
- Note the notice date and calculate your deadline: May 15 or 30 days after the notice date, whichever is later.
- Compare the appraised value with recent local sales.
- Start a folder for comps, photos, and any repair estimates.
Within 1 to 2 weeks
- Gather evidence: comps, photos, appraisals, repair bids, exemption documents.
- If you want an informal review first, schedule it quickly since slots fill up.
- Draft your protest grounds so you are ready to file.
Before your deadline
- File your protest online or by signed form. Keep your filing proof.
- If you want a formal decision, request an ARB hearing in your protest.
After filing
- Attend the informal review if scheduled and present your evidence.
- If unresolved, prepare for the ARB: finalize your evidence and exchange it on time.
- Organize a brief presentation that explains your valuation and comps clearly.
Hearing day
- Arrive early, bring multiple copies, and stay concise when presenting.
- Answer questions directly and stick to facts.
After the hearing
- Watch for the ARB decision letter.
- If you disagree, review the letter for appeal options and deadlines. Appeals to district court are time-limited and involve legal procedures, so consider consulting an attorney.
What to expect in meetings and hearings
At the informal review, you will meet with a Collin CAD appraiser. This is a collaborative setting. If your materials show the appraised value is too high or unequal, staff can adjust the value. You may receive a settlement offer that, if accepted, resolves the case for the year.
At the ARB hearing, both sides present evidence. ARB members will ask questions. The panel will make a decision after hearing both sides, and the decision will be mailed to you. Keep that letter for your records.
After your ARB decision
Review the decision as soon as it arrives. If you agree, your case is closed for the year. If you disagree, check the letter for deadlines and steps for further appeal, which can include district court. Because court appeals follow different rules and timelines, consult a qualified Texas property tax attorney if you consider that path.
Common pitfalls to avoid
- Missing the deadline. You generally must file by May 15 or within 30 days of the notice date, whichever is later. Mark it on your calendar.
- Waiting on the informal review before filing. File the formal protest before the deadline to preserve your rights, then try to settle informally.
- Using weak or mismatched comps. Focus on recent, nearby sales with similar characteristics.
- Submitting evidence late. Late documents can be excluded. Confirm the exchange deadline in your hearing notice.
- Overlooking exemptions. Verify homestead or other exemptions are correctly applied.
- Assuming a protest delays tax payments. Protesting does not automatically change payment obligations. Follow tax office instructions to avoid penalties.
Local context for Prosper
Prosper properties can vary by lot size, age, and neighborhood amenities. Use comparable sales from the same subdivision or similar nearby areas when possible. Collin CAD’s informal review process often resolves single-family disputes when you present clear local comps and well-documented condition differences.
Need a steady local advisor?
If you want a second set of eyes on market data before you file, or you are considering a move after this tax year, you can tap into calm, consultative guidance. We help clients understand value trends, prepare data-driven pricing strategies, and time their sale or purchase with confidence. Work With Brian at Emagine Real Estate Group.
FAQs
What is the Collin CAD protest deadline in Texas?
- You must file by May 15 or within 30 days after the date on your Notice of Appraised Value, whichever is later. If the deadline falls on a weekend or holiday, it usually moves to the next business day.
How do I file a Collin CAD protest in Prosper?
- Use the online portal if available, or mail or hand-deliver a signed protest that includes your account number, contact info, protest grounds, and signature. Keep proof of filing.
Should I start with an informal review or go straight to the ARB?
- File your formal protest by the deadline to preserve your rights, then try the informal review first. Many single-family cases resolve at the informal stage.
What evidence works best for a Prosper single-family home?
- Recent local comparable sales, photos, repair estimates, and any professional appraisal or broker opinion you already have. Match lot size, age, and features as closely as possible.
When do I have to exchange my evidence before the ARB hearing?
- Texas procedures require advance exchange. Many ARBs expect at least 7 days before the hearing. Check your notice for the exact Collin County deadline and format.
Do I still have to pay property taxes while protesting?
- Yes. Protesting does not automatically delay payment deadlines. Follow tax office guidance to avoid penalties, even if you are disputing value.
Do I need to hire an appraiser or attorney to protest?
- Not necessarily. For many single-family homes, a concise comparable sales package can be enough. Professional help is more common for high-value or complex cases.
