Collin County Appraisal District

Collin County has grown into one of the most populous and economically active counties in Texas, with over 1.1 million residents and a real estate market that has seen dramatic appreciation over the past decade. That growth means the Collin County Appraisal District (CCAD) is appraising a large and constantly shifting pool of properties — and appraisal errors, over-valuations, and inconsistencies are common. If your assessed value does not reflect what your home would actually sell for, or if comparable properties in your neighborhood are assessed lower, you have the right to protest.

Step 1: Review Your Notice of Appraised Value

Each spring, CCAD mails a Notice of Appraised Value to property owners. Read it carefully. Note the assessed value, any exemptions applied, and the date the notice was mailed. Your protest deadline is May 15 or 30 days after the date printed on the notice, whichever is later. Missing this deadline forfeits your right to protest for that tax year, so treat it as a hard cutoff.

Step 2: Gather Your Evidence

A successful protest rests on evidence. The two most effective arguments are (1) that your property's market value is lower than the appraised value, or (2) that your property is appraised unequally compared to similar properties. To support either argument, collect:

• Recent sales of comparable homes in your neighborhood (within the last 6–12 months, similar square footage, age, and condition)
• A licensed appraisal if you have one
• Photographs documenting physical condition issues — foundation problems, roof damage, outdated systems, or deferred maintenance
• Repair estimates from licensed contractors for any defects
• Your most recent purchase price if you bought the home recently

Collin County's rapid growth means comparable sales data can shift quickly. Pull data from the MLS, Zillow, Redfin, or the CCAD's own property search tool at collincad.org to find the most current sales.

Step 3: File Your Protest

Contact CCAD directly to file your protest. The district can be reached by phone at 469-742-9200 or through their website at collincad.org. As of the data available, CCAD does not offer an online filing portal, so protests must be filed by mail or in person. Submit a written notice of protest clearly identifying your property, the value you are disputing, and the grounds for your protest. Keep a copy and confirm receipt.

Step 4: Request an Informal Review

Before your formal Appraisal Review Board (ARB) hearing, you will typically have the opportunity to meet informally with a CCAD appraiser. Take this seriously. Many protests are resolved at this stage. Bring your evidence, present it clearly, and be prepared to negotiate. If the appraiser agrees your value should be reduced, you can accept the settlement and avoid a formal hearing.

Step 5: Attend Your ARB Hearing

If the informal review does not produce a satisfactory result, your case proceeds to the ARB — an independent panel that hears evidence from both you and the CCAD appraiser. Hearings are scheduled throughout the summer. Present your evidence calmly and methodically. The ARB will issue a written order with their determination.

Understanding What's at Stake

To put the numbers in context: a Plano homeowner pays a combined rate that includes Plano ISD at 1.0396 per $100 valuation and the City of Plano at 0.4376 per $100. On a property assessed at $600,000, even a $30,000 reduction in appraised value saves roughly $442 in annual taxes. For higher-value properties, the savings are proportionally greater. With Collin County's median home values among the highest in North Texas, the financial case for protesting an incorrect appraisal is strong.

If You Disagree with the ARB Decision

You can appeal an ARB order to district court, to the State Office of Administrative Hearings (SOAH), or through binding arbitration if your property value is within the eligible range. Each path has its own deadlines and costs, so consult with a property tax professional or attorney before pursuing post-ARB remedies.

1. What is the protest deadline for Collin County property taxes?

The deadline to file a protest with the Collin County Appraisal District is May 15 or 30 days after the date printed on your Notice of Appraised Value, whichever is later. If May 15 falls on a weekend or holiday, the deadline shifts to the next business day. Do not wait for a reminder — if you believe your value is incorrect, file as soon as you receive your notice.

2. Does the Collin County Appraisal District offer online protest filing?

As of the current information available, CCAD does not offer an online filing portal for protests. Homeowners must file by mail or in person. Contact the district at 469-742-9200 or visit collincad.org for current instructions on submitting your protest notice and supporting documentation.

3. What homestead exemptions are available in Collin County?

Collin County offers a General Residence Homestead exemption of $140,000 or 20% of appraised value — whichever is greater — reducing the taxable value of your primary residence. Homeowners who are 65 or older, or who qualify as disabled persons, receive an additional $200,000 exemption. Disabled veterans with a rating between 10% and 100% qualify for a $5,000 exemption. These exemptions can meaningfully reduce your annual tax burden, particularly given the high property values throughout the county.

4. How are Collin County tax rates structured, and what do homeowners in Plano actually pay?

Property taxes in Texas are levied by multiple taxing entities — the county, school district, city, and special districts each set their own rates. In Plano, for example, Plano ISD charges a rate of 1.0396 per $100 of taxable value, and the City of Plano charges 0.4376 per $100. These rates apply to your taxable value after exemptions are subtracted from your appraised value. A homeowner with a $500,000 appraised value and a $140,000 homestead exemption would pay taxes on $360,000 — meaning the Plano ISD portion alone would be approximately $3,743 annually.

5. What is the Appraisal Review Board, and how does it differ from CCAD?

The Collin County Appraisal Review Board (ARB) is a separate, independent panel of citizens authorized to hear and resolve disputes between property owners and the Collin County Appraisal District. CCAD appraises properties and defends its valuations; the ARB acts as a neutral decision-maker. If your informal review with a CCAD appraiser does not produce a satisfactory result, your protest moves to a formal ARB hearing where both sides present evidence and the panel issues a binding order.

6. Collin County's real estate market has been volatile — does that affect my appraisal protest?

Yes, significantly. CCAD is required to appraise properties at market value as of January 1 of the tax year. In a market that saw rapid appreciation followed by cooling and correction — as Collin County experienced between 2021 and 2024 — there is real risk that appraisals lag behind actual market conditions in either direction. If home prices in your neighborhood declined between the peak and January 1 of the current year, but your appraisal still reflects peak-era values, you have a strong factual basis for a protest. Use recent comparable sales data to document the current market, not what homes sold for at the height of the market.

7. Can I protest on the basis of unequal appraisal even if my value seems reasonable?

Yes. Texas law allows protests based on unequal appraisal — meaning your property is assessed at a higher percentage of market value than comparable properties in the same area. You do not need to prove your home is worth less than the appraised value; you only need to show that similar properties are being taxed at a lower ratio. CCAD's own property data, available through their website, can be used to identify comparables and build this argument.

8. What happens if I miss the protest deadline?

If you miss the May 15 or 30-day deadline, you generally lose your right to protest for that tax year under the standard process. However, Texas law does allow late protests in limited circumstances — for example, if you did not receive proper notice, or if you qualify for certain exemptions that were not applied. Contact CCAD at 469-742-9200 promptly if you believe you missed the deadline due to an error or extraordinary circumstance.

File Early and Confirm Receipt

Because CCAD does not currently offer an online filing portal, your protest must be submitted by mail or delivered in person. If mailing, use certified mail with return receipt so you have documented proof of timely submission. Do not rely on postmarks alone — confirm that your protest was received by calling CCAD at 469-742-9200 after mailing. Filing early also gives you more time to gather evidence before your informal review appointment.

Pull Comparable Sales Directly from CCAD's Database

The Collin County Appraisal District's website at collincad.org includes a property search tool that allows you to look up assessed values for individual parcels. Use this to identify comparable properties — similar square footage, year built, lot size, and neighborhood — and compare their assessed values to yours. If you find that similar homes are appraised lower on a per-square-foot basis, document those discrepancies. This supports an unequal appraisal argument, which is often easier to win than a pure market value argument in a high-demand county like Collin.

Photograph Condition Issues Before the Hearing

CCAD appraisers typically do not inspect the interior of homes. If your property has condition issues — foundation movement, aging HVAC systems, water intrusion, deferred maintenance — photograph everything and obtain written repair estimates. These details are not visible from the street or from aerial data, and they can justify a meaningful reduction. Bring physical copies of photos and estimates to both your informal review and any ARB hearing.

Prepare a Clear, Organized Evidence Packet

ARB hearings move quickly. Panelists appreciate concise, well-organized presentations. Prepare a packet that includes: a cover page identifying your property and the value you are requesting, three to five comparable sales with a brief explanation of why each is relevant, any condition documentation, and a one-page summary of your argument. Bring multiple copies — one for the ARB panel, one for the CCAD appraiser, and one for yourself.

Take the Informal Review Seriously

Many Collin County protests are settled at the informal review stage before ever reaching the ARB. Come to that meeting with the same preparation you would bring to a formal hearing. CCAD appraisers have authority to settle cases, and a well-documented, professionally presented argument is more likely to produce a meaningful reduction informally than a loosely organized one is at the ARB. If you receive a settlement offer during the informal review, weigh it carefully — accepting it closes the matter for that year.

Understand the Exemptions Already Applied to Your Account

Before protesting value, verify that all applicable exemptions are correctly reflected on your account. The General Residence Homestead exemption ($140,000 or 20%), the Over-65 or Disabled Person exemption ($200,000), and the Disabled Veteran exemption ($5,000) must each be applied for separately. A missing exemption can cost more than an inflated appraisal. Log in to the CCAD property search or call the district to confirm your exemption status before your hearing date.