Travis County 2026 Appraisal Notices: What Homeowners Should Do

Travis County mailed appraisal notices to more than 427,000 property owners in spring 2026, and the headline number is notable: single-family residences saw an average 1.8% decline in market value, according to the Travis Central Appraisal District (TCAD). For many Austin homeowners, that translates to a modestly lower tax bill in the fall. But county-wide averages hide significant variation by neighborhood, and the window to challenge your assessed value is narrow.

The protest deadline for most Travis County owners is May 15, 2026, or 30 days from the date your notice was mailed, whichever is later. Your exact deadline is printed on the front of your notice. Missing that date means losing the right to challenge your assessment for this tax year.

What Your Appraisal Notice Actually Contains

Your notice shows two figures: last year’s assessed value and TCAD’s new proposed market value for 2026. These are not the same as your tax bill. Your tax bill is calculated by multiplying your taxable assessed value by the combined rate from your city, county, school district, and any special taxing districts.

For residential homestead properties, Texas law caps year-over-year increases in taxable assessed value at 10%, regardless of what market value does. That cap protected many Austin homeowners during the 2021-2022 price surge. Now, with market values correcting, the cap works less in your favor since TCAD can still hold your taxable value close to the prior year’s level even as market prices pull back.

To evaluate whether your assessment is fair, pull recent sales of comparable homes in your neighborhood from the past six to twelve months. TCAD is required to appraise at 100% of estimated market value. If comps suggest your home is worth less than TCAD’s figure, you have grounds to protest.

How the 2026 Austin Market Connects to These Numbers

The 1.8% average decline reflects Austin’s ongoing market correction. As of April 2026, the median sales price in the Austin metro was approximately $440,000, down from the pandemic-era peaks above $550,000. With mortgage rates hovering around 6.5%, buyer demand has stayed measured, which put pressure on prices throughout 2025 and into 2026.

That said, central Austin neighborhoods with limited supply have held their values more firmly than outer-ring suburbs where new construction added significant inventory. Your specific notice reflects what TCAD estimated for your property, not a county-wide number.

How to File a Protest

TCAD makes the protest process accessible. Three filing options exist:

• Online at tcad.org: fastest option, instant confirmation, recommended for most homeowners.
• By mail: send to Travis Central Appraisal District, 850 E. Anderson Lane, Austin TX 78752. Must be received (not postmarked) by your deadline.
• In person at the TCAD office during business hours.

Once you file, TCAD schedules an informal hearing. Bring recent comparable sales, a recent independent appraisal, or photos and repair estimates for condition issues. Most informal hearings resolve without escalating to a formal Appraisal Review Board hearing.

Is it worth the effort? Travis County’s combined effective tax rate for most Austin homeowners runs between 1.8% and 2.2%. At 2% on a $450,000 assessed value, your annual bill is $9,000. Reducing the assessed value by $25,000 saves about $500 per year. For many homeowners, a 30-minute DIY filing is worth that math.

How Property Taxes Interact With Your Mortgage

If you have an escrow account, your lender collects property taxes as part of your monthly payment. When your assessed value drops, your annual tax bill typically drops, and your lender will reduce your escrow payment at the next annual escrow analysis. The adjustment usually takes effect within 30 to 60 days of your servicer completing its review.

If you are shopping for a home in Travis County, note that lenders calculate your debt-to-income ratio using the estimated property tax on the home you are purchasing. Lower assessed values in a correcting market can modestly improve your qualification picture. The lender uses a property tax estimate, not the TCAD value directly, but those figures often align closely for recently purchased homes.

For homeowners considering a cash-out refinance, the county appraisal and your lender’s independent appraisal are separate documents. Your lender orders its own appraisal at your expense. A lower TCAD number does not automatically signal less equity. The two figures often differ by meaningful amounts, particularly in a market with limited comparable sales.

What If You Missed the Deadline

If you missed the standard May 15 window, your options for 2026 are limited but worth exploring. Texas law allows late protests in narrow circumstances: clerical errors, multiple appraisals on the same property, or substantial overvaluation errors of 25% or more discovered after the deadline. Contact TCAD at (512) 873-1560 to discuss your specific situation.

Looking ahead, the homestead exemption deadline is April 30 each year. If you purchased in 2025 or early 2026 and have not yet filed your homestead exemption, you are likely leaving significant money on the table. That filing is separate from and in addition to a protest.

Frequently Asked Questions

My TCAD value went down but my neighbor’s went up. How is that possible?

TCAD appraises each property individually based on sales in that specific neighborhood. If comparable sales in your area held steady or increased while other parts of the county fell, your value could move opposite to the county average. The 1.8% decline is an average across all of Travis County’s single-family homes, not a uniform adjustment.

What evidence does TCAD accept in a protest hearing?

TCAD accepts recent comparable sales (within the past 12 months, similar size, age, and neighborhood), a licensed independent appraisal, photos documenting condition issues, and repair cost estimates from licensed contractors. Two to four recent comparable sales priced below TCAD’s estimate are usually the strongest evidence you can bring.

Do I need a tax protest company or can I do this myself?

Most homeowners handle informal hearings without a professional. The online filing at tcad.org takes about 30 minutes and costs nothing. Professional protest firms typically charge 30 to 50% of first-year savings. For high-value properties or complex situations where the savings are large, a service may be worthwhile. For a typical single-family home, the DIY path usually makes more sense financially.

How does the 10% homestead cap work, and does it apply to me?

Texas law limits the year-over-year increase in the taxable appraised value of a homestead property to 10%, regardless of how much market value increased. You must have an active homestead exemption for the cap to apply. The cap resets when the property sells. It does not apply to non-homestead properties such as investment rentals or commercial properties.

Can I protest if I bought my home in 2025 and the purchase price is below TCAD’s value?

Yes, and your purchase price is actually strong evidence. A recent arm’s-length sale (one not involving related parties or unusual conditions) is one of the best indicators of market value. If you paid $430,000 and TCAD assessed the property at $460,000, your closing documents are a solid starting point for a protest filing.

What happens to my escrow payment if my assessed value drops?

Your lender reviews your escrow account annually. When your property tax bill decreases due to a lower assessed value, your servicer will recalculate the required monthly escrow contribution and typically issue a refund for any overpayment. The adjustment usually takes effect within one to two months of the servicer completing its analysis after tax bills are issued in the fall.

If you have questions about how property taxes factor into your mortgage payment, escrow account, or refinance options, schedule a discovery call and we will walk through your numbers together, no pressure, no commitment.

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Ferrando Financial LLC | NMLS# 2403080 | Licensed in Texas. This content is for educational purposes only and does not constitute a commitment to lend. Loan approval is subject to credit, income, and property qualification. Property tax rates and appraisal outcomes vary by property and taxing jurisdiction. Sources: Travis Central Appraisal District (tcad.org, 2026), Community Impact Austin (April 2026), KVUE Austin (May 2026).