Property taxes are a red-hot topic this summer across Texas. More than 20 related bills have been filed for the Texas Legislature’s special session. Efforts to legislate tighter limits on how local property taxes can increase without a public vote have sparked heated arguments. But a fundamental problem — the appraisal system — has been largely ignored. In fact, our state’s deeply flawed mass appraisal process is a major driver of the rapid increase in tax bills.
- Fundamental Issue No. 1:
- The sheer volume of properties appraisal districts must evaluate each year. For example, in Harris County there are some 5,500-plus parcels for each appraiser or analyst working for the appraisal district. That works out to about 22 parcels per day or almost three parcels per hour, year-round, for each appraiser or analyst working a five-day week.
That’s an impossible volume of work. Is it any wonder that many appraisals wind up being wildly inaccurate? Establishing a realistic ratio of properties per appraiser would be a useful step toward increased appraisal accuracy.
- Fundamental Issue No. 2:
- The appraisal system unfairly burdens the property owner with the cost of proving his case even when the appraisal district’s assessed value is incomplete or inaccurate. And inaccurate appraisals are a direct result of Issue No. 1 because appraisal districts lump properties into categories, ratios and valuations that don’t always make sense for a specific property.
So if you don’t like the valuation assigned to your property, you can protest it or even sue your appraisal district. You either suck it up and pay the taxes on your overvalued property or pay to go through the protest process and potentially a lawsuit. Essentially, you fund the appraisal district’s budget through your taxes and pay again to prove it when they overvalue your property. Seems like a stacked deck, doesn’t it?
Businesses and property managers are usually the only taxpayers who can afford the costs of arguing their valuation. This creates a perfect opening for the common talking point that homeowners are forced to carry the burden while businesses fight their own appraisals. But it’s the flawed process that forces businesses to fight for fairness and accuracy in the first place.
No property owner wants to go down the path of litigation. But litigation often resolves disputes quickly because it allows more time to evaluate the property and its specifics. The extremely rushed appraisal and protest process is simply too compressed to be of much use.
Fairness in the system would improve — and litigation would be reduced — with some real transparency in the appraisal review boards and processes. It’s time to hold appraisal boards accountable by making those positions elected, not appointed. It’s also time for these boards to include taxpayer representatives.
We need to strengthen the requirements for serving on an appraisal review board. The boards are typically comprised of retired Texans with little or no experience in real estate, cap rates, expense ratios and national debt/lending trends.
Till reform happens, commercial and personal property owners in Texas must use all tools available. Filing a protest is one tool. And when a protest doesn’t produce a fair and accurate number, the final option is to take the appraisal district to court.