The good news: Texas law gives every homeowner the right to protest. And in Midland County, a meaningful percentage of homeowners who protest get their values lowered. The deadline this year is May 15, 2026 (or 30 days after your notice was mailed, whichever is later).
Here’s exactly how to do it.
Step 1: Read Your Notice of Appraised Value Carefully
Your notice arrives from the Midland Central Appraisal District (MCAD) and lists three numbers that matter:
- Market value — what MCAD thinks your home would sell for
- Appraised value — the number used to calculate your taxes (capped at a 10% annual increase if you have a homestead exemption)
- Taxable value — what’s left after exemptions are applied
The market value is what you’re protesting. If MCAD’s number is higher than what your home would realistically sell for today, you have a case.
Step 2: Build Your Evidence
The single biggest mistake homeowners make is showing up with feelings instead of facts. The appraisal review board hears hundreds of protests, and they’re moved by data, not frustration.
The strongest evidence falls into three categories:
Comparable sales (comps). Find recent sales of similar homes in your neighborhood — same square footage, same bedroom count, same general age and condition. Sales from the past six to twelve months carry the most weight. You can pull these from sites like Zillow or Realtor.com, or ask a local Realtor to run a comp report (many will do this free for past clients).
Condition issues. If your home has a cracked foundation, an aging roof, outdated kitchen, or any other condition issue that would lower its sale price, document it with photos and repair estimates from contractors. MCAD assumes your home is in average condition unless you prove otherwise.
Equity comparisons. Texas law also lets you protest based on “equal and uniform” appraisal — meaning if similar homes in your neighborhood are appraised lower than yours, that alone is grounds for a reduction. Pull the appraised values of 5–10 similar nearby homes from the MCAD website and look for ones valued meaningfully lower than yours per square foot.
Step 3: File Your Protest
You have three ways to file:
- Online through the MCAD website (fastest, most homeowners use this)
- By mail using the protest form included with your notice
- In person at the MCAD office
Whatever method you choose, file before May 15. Late protests are not accepted except in narrow circumstances.
Step 4: The Informal Hearing
After filing, you’ll be scheduled for an informal meeting with an MCAD appraiser. This is your first — and often best — chance to settle. Bring printed copies of your evidence, stay calm and professional, and present your case clearly.
A surprising number of protests are resolved at this stage. The appraiser has authority to adjust your value on the spot if your evidence is strong.
Step 5: The Formal Hearing (If Needed)
If you can’t reach an agreement informally, your case goes before the Appraisal Review Board (ARB) — a panel of three Midland residents who hear protests. This is more formal but still homeowner-friendly. You’ll have a few minutes to present, MCAD will respond, and the board will decide.
If you disagree with the ARB’s decision, you have further appeal options including binding arbitration or district court — though most homeowners stop at the ARB level.
Should You Hire a Property Tax Consultant?
Some Midland homeowners hire firms that protest on their behalf in exchange for a percentage of any tax savings. This can be worth it for higher-value homes or if you genuinely don’t have time to gather evidence yourself. For most homes under $500,000, doing it yourself is straightforward and saves the consultant fee.
Don’t Forget Your Homestead Exemption
While you’re thinking about property taxes, double-check that your homestead exemption is on file with MCAD. The exemption removes a portion of your home’s value from taxation and caps annual appraised value increases at 10%. If you bought your home recently or never filed, you can still file now — and in some cases retroactively. The form is free and takes about ten minutes.
A Final Word
Protesting your property taxes isn’t combative — it’s a normal, expected part of the Texas property tax system. Appraisal districts know they don’t get every value right, which is why the protest process exists in the first place. If your number looks wrong, file the protest. The worst case is that nothing changes. The best case is hundreds or thousands of dollars off your annual tax bill, year after year.
If you’d like help understanding how a property tax change affects your overall tax picture, or you want a second set of eyes on your situation, give Ausland Tax Services a call. We’re local, we know Midland, and we’re happy to talk through it with you.