Franklin County Appraisal District

If you believe your property has been overvalued, you have the right to challenge that assessment through the Franklin County Appraisal District. Chief Appraiser Russell McCurdy oversees the appraisal process for this rural East Texas county, and property owners who disagree with their appraised value can formally contest it through the established protest process.

Know Your Deadline

Your protest must be filed by May 15 or within 30 days of the date your notice of appraised value was mailed — whichever is later. Missing this deadline generally forfeits your right to protest for that tax year, so act promptly once your notice arrives.

How to File

Franklin County Appraisal District does not currently offer an online filing portal. Protests must be submitted directly to the district. Contact the office at 903-537-2286 or visit their website at http://www.franklin-cad.org for current instructions on submitting a Notice of Protest form. You can also reach the office in person to confirm accepted filing methods and obtain the necessary paperwork.

What Happens After You File

Once your protest is received, you will typically be scheduled for an informal hearing with an appraiser before any formal Appraisal Review Board (ARB) hearing. The informal stage is your first opportunity to present evidence — comparable sales, independent appraisals, photographs, or documentation of property condition — and reach a resolution without proceeding to the formal board.

If the informal hearing does not produce a satisfactory result, your case advances to the ARB, an independent panel authorized to hear evidence from both you and the appraisal district and issue a binding determination.

Build Your Case with Evidence

Franklin County is a small, rural county with a population of just over 10,500. Comparable sales data in this market can be limited, which makes it especially important to gather any available evidence specific to your property — recent purchase price, repair estimates, or sales of genuinely similar properties in the area. The stronger your documentation, the better positioned you are during both the informal and formal stages of the process.

Reach out to the Franklin County Appraisal District at 903-537-2286 with any questions about the process before your deadline passes.

1. What is the deadline to protest my property tax assessment in Franklin County?

The protest deadline is May 15 or 30 days after the date your notice of appraised value was mailed, whichever is later. The postmark date on your notice determines when the 30-day window begins, so review that date carefully when your notice arrives. If May 15 falls before your 30-day window closes, you have the additional time. Filing late — even by one day — typically means losing your right to protest for that year.

2. How do I file a protest with the Franklin County Appraisal District?

Because the Franklin County Appraisal District does not currently offer an online filing portal, protests must be submitted directly to the district by mail or in person. Contact the office at 903-537-2286 or check http://www.franklin-cad.org for the most current filing instructions and to request a Notice of Protest form. Given the district's size, calling ahead to confirm office hours and accepted submission methods is a practical first step.

3. What homestead exemptions are available in Franklin County?

Franklin 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, are eligible for an additional $200,000 exemption. Disabled veterans with a service-connected disability rating between 10% and 100% may qualify for a $5,000 exemption. To claim any of these exemptions, you must file an application with the Franklin County Appraisal District and provide supporting documentation.

4. What kind of evidence should I bring to a protest hearing in Franklin County?

Franklin County's rural character and relatively small real estate market means that comparable sales can be harder to find than in urban counties. Focus on gathering the most relevant evidence available: recent sales of similar properties in the immediate area, a recent independent appraisal, documentation of any structural issues or needed repairs, and photographs showing the condition of the property. If you purchased the property recently, your closing documents are among the most compelling evidence you can present.

Because the Franklin County Appraisal District does not offer an online filing portal, every step of your protest requires direct engagement with the district. Here is how to approach that process effectively.

Contact the District Early

Do not wait until the May 15 deadline to begin. Call the Franklin County Appraisal District at 903-537-2286 as soon as you receive your notice of appraised value. Confirm the accepted methods for submitting a protest, ask about current office hours, and request the correct form. In a small county office, staff are often accessible and willing to answer basic procedural questions.

Document Everything in Writing

Since filings are handled outside of an automated online system, keep copies of every document you submit and note the date you submitted it. If mailing your protest, consider using certified mail with return receipt to establish a clear record that your filing arrived before the deadline.

Gather Locally Relevant Comparables

Franklin County's rural East Texas market has limited transaction volume, which cuts both ways. Fewer sales mean the appraisal district may be working from a thin data set as well. Search county deed records and any available MLS data for sales of properties with similar acreage, construction type, and condition. Even two or three well-matched comparables can carry significant weight in an informal hearing.

Prepare for the Informal Hearing

Most protests in smaller counties are resolved at the informal stage. Organize your evidence clearly — comparable sales, repair estimates, photographs, or your purchase price if you bought recently — and be prepared to explain concisely why the appraised value exceeds market value. Visit http://www.franklin-cad.org for any additional guidance the district has published ahead of the protest season.