Collin County Property Tax Protest Evidence Checklist

Collin County Property Tax Protest Evidence Checklist

Filing a property tax protest in Collin County is only the first step. Winning your protest requires solid evidence that demonstrates your property's appraised value is too high. Without proper documentation, even the strongest case can fail at informal review or before the Collin County Appraisal Review Board (ARB).

This comprehensive guide covers:

• What evidence Collin CAD accepts
• How to gather effective comparable sales
• Photos and documentation requirements
• Timeline for submitting evidence
• Common mistakes that weaken protests

For information on filing deadlines and the protest process, see our Collin County property tax protest guide.

What Evidence Does Collin CAD Accept?

The Collin Central Appraisal District (Collin CAD) accepts a wide range of evidence to support property tax protests. Understanding what qualifies as acceptable evidence is essential for building a compelling case.

Accepted Evidence Types

Electronic Evidence Requirements

Collin CAD accepts electronic evidence in these formats:

• Documents: PDF, Microsoft Word, Excel, PowerPoint
• Images: JPEG, PNG, TIFF
• File size limit: 20MB total per property (combined across all files)

Evidence can be submitted via:

• USB flash drive or CD/DVD at your hearing
• Upload through the Collin CAD online portal
• Mail to 250 Eldorado Pkwy, McKinney, TX 75069
• Email to collinarb@collinarb.org
• Fax to 469-742-9201

How to Gather Comparable Sales

Comparable sales are the foundation of most successful property tax protests. These are recent sales of properties similar to yours that demonstrate your home's market value is lower than what Collin CAD assessed.

What Makes a Good Comparable Sale?

Strong comparables share these characteristics:

1. Location: Same neighborhood or nearby area with similar characteristics
2. Size: Within 10-15% of your home's square footage
3. Age: Similar construction year (within 5-10 years)
4. Style: Same property type (single-family, townhome, etc.)
5. Features: Comparable bedroom/bathroom count and amenities
6. Timing: Sales close to January 1 of the tax year (the valuation date)

Where to Find Comparable Sales Data

Collin CAD Property Search

Visit collincad.org to research property assessments in your neighborhood. Compare how similar homes are valued relative to yours.

Real Estate Platforms

• Zillow, Redfin, and Realtor.com show recent sales prices
• Request a Comparative Market Analysis (CMA) from a local real estate agent
• MLS data provides the most accurate sale information

PropertyTax.io

This tool analyzes whether comparable sales in your area support a lower valuation, showing how comparables would appear in Collin CAD's appraisal system.

How Many Comparables Do You Need?

Gather 3-5 comparable sales that support your position. Quality matters more than quantity. One excellent comparable that closely matches your property is more persuasive than five weak ones.

Comparable Selection Tips for Collin County

Collin CAD uses specific adjustment factors in their mass appraisal models:

• Land adjustments: Differences in lot size and location
• Neighborhood adjustments: Market variation by area
• Depreciation adjustments: Age and condition factors

When selecting comparables, verify they share the same neighborhood code as your property. You can find this code for any address on the Collin CAD website. Matching the neighborhood code strengthens your comparable selection.

Photos and Documentation Requirements

Visual evidence can significantly strengthen your property tax protest, especially when documenting condition issues that affect value.

When to Use Photographs

Photographs are particularly effective for documenting:

• Structural problems: Foundation cracks, settling, water damage
• Deferred maintenance: Aging roof, worn exterior, outdated systems
• Functional issues: Outdated kitchens, bathrooms, or floor plans
• External factors: Proximity to commercial properties, noise sources, or other negative influences
• Hidden defects: Issues not visible during a standard appraisal

Photo Documentation Best Practices

1. Take clear, well-lit photos from multiple angles
2. Date stamp images or document when photos were taken
3. Include reference points to show scale of damage or issues
4. Organize photos logically (exterior, interior, specific problems)
5. Add brief descriptions explaining what each photo shows

Supporting Documentation Checklist

Beyond photographs, gather these documents as applicable:

For Property Condition Issues:

• Contractor repair estimates (signed and dated)
• Engineering reports for structural problems
• Inspection reports identifying defects
• Receipts for completed repairs showing costs

For Value Arguments:

• Recent independent appraisal (if available)
• Purchase contract and closing statement (for recent purchases)
• Listing history showing time on market
• Price reduction history if applicable

For Accuracy Corrections:

• Blueprints or floor plans showing actual measurements
• Survey documents
• Permits showing actual improvements (or lack thereof)

Declaration vs. Affidavit

If you plan to attend your hearing remotely (by telephone or video conference), you must submit evidence by affidavit or written declaration.

• Declaration: Does not require notarization
• Affidavit: Requires notarization

Collin ARB provides a declaration template in their forms section.

Timeline for Submitting Evidence

Understanding Collin County's evidence submission deadlines is critical. Missing these deadlines can limit what evidence you can present.

Key Evidence Deadlines

The 14-Day Evidence Rule

Under Texas Property Tax Code, Collin CAD must provide you with their evidence at least 14 days before your ARB hearing. This includes:

• Property Taxpayer Remedies document
• ARB hearing procedures
• Notice of your right to inspect documentation
• The evidence Collin CAD will use at your hearing

Important: Collin CAD cannot present evidence at your hearing that wasn't included in this 14-day disclosure. Request and enforce this rule to prevent surprise evidence at your hearing.

Early Evidence Submission Benefits

While you can submit evidence up until your hearing begins, early submission provides advantages:

• Informal review: Evidence submitted before your informal review gives appraisers time to evaluate your position
• Settlement opportunities: Strong early evidence often leads to negotiated settlements without a formal hearing
• Preparation time: ARB staff can properly scan and organize your materials

2026 Protest Timeline Overview

Evidence Organization Tips

Well-organized evidence makes a stronger impression and ensures nothing is overlooked during your hearing.

Binder Organization Method

Arrange your evidence in this order:

1. Your appraisal notice from Collin CAD
2. Comparable sales with adjustments explained
3. Unequal appraisal data (similar properties assessed lower)
4. Photos of property condition issues
5. Repair estimates for each documented issue
6. Supporting documents (contracts, appraisals, etc.)

Presentation Tips

• Keep it simple: Stress key facts and figures clearly
• Be concise: ARB members review many cases; respect their time
• Lead with strongest evidence: Present comparable sales first
• Quantify your argument: State the specific value you believe is correct

Common Evidence Mistakes to Avoid

Many Collin County homeowners weaken their protests by making these avoidable errors.

Mistake 1: Using Poor Comparable Properties

Problem: Selecting comparables that don't closely match your property undermines your entire argument.

Solution: Match neighborhood code, square footage, age, and condition as closely as possible. Use sales that occurred near January 1 of the tax year.

Mistake 2: Focusing on Last Year's Value

Problem: Arguing that "my value jumped 20% from last year" is not persuasive. Only the current year's value matters.

Solution: Focus evidence on why the current appraised value exceeds fair market value or is higher than comparable properties.

Mistake 3: Submitting Weak or Irrelevant Evidence

Problem: Generic market data, emotional arguments, or evidence about tax rates doesn't address property value.

Solution: Every piece of evidence should directly support why your specific property's appraised value is incorrect.

Mistake 4: Missing Evidence Deadlines

Problem: Evidence submitted too late may not be considered, or you may not receive Collin CAD's evidence in time to prepare a response.

Solution: Submit evidence at least 3 days before your hearing, and ensure you receive Collin CAD's 14-day evidence disclosure.

Mistake 5: Not Reviewing Collin CAD's Evidence

Problem: You can request the evidence Collin CAD plans to use against you. Many homeowners don't review it for errors or inconsistencies.

Solution: Request Collin CAD's evidence package and examine it for inaccurate data, poor comparable selections, or calculation errors you can challenge.

Mistake 6: Overlooking Unequal Appraisal Arguments

Problem: Most homeowners only argue market value, missing the powerful unequal appraisal argument.

Solution: Research whether similar properties in your neighborhood are assessed at lower values. This equity argument is often more effective than market value arguments in Collin County.

Mistake 7: Not Verifying Property Data

Problem: Collin CAD's records may contain errors in square footage, bedroom count, or property features that inflate your value.

Solution: Compare your property's recorded characteristics against actual measurements and features. Errors are grounds for correction.

Collin County Protest Success Rates

Understanding typical outcomes helps set realistic expectations.

In 2024, 118,630 accounts were protested by Collin County property owners. The informal success rate demonstrates that strong evidence presented early often leads to resolution without a formal hearing.

Evidence Checklist Summary

Before your Collin County protest hearing, ensure you have:

Comparable Sales Evidence

• 3-5 comparable sales from the past 12 months
• Sales near January 1 valuation date preferred
• Properties match size, age, location, and features
• Neighborhood codes verified

Property Condition Documentation

• Photos of all condition issues
• Contractor repair estimates (signed and dated)
• Engineering reports for structural issues (if applicable)

Unequal Appraisal Data

• List of similar properties assessed lower
• Data from Collin CAD property search

Supporting Documents

• Copy of your Notice of Appraised Value
• Recent purchase contract (if bought within 1-2 years)
• Independent appraisal (if available)
• Collin CAD evidence packet (received 14 days before hearing)

Submission Ready

• Files in accepted formats (PDF, JPEG, PNG)
• Total file size under 20MB
• Evidence organized logically
• Copy retained for your records

Collin County Contact Information

Frequently Asked Questions

What evidence is most effective for Collin County property tax protests?

Comparable sales and unequal appraisal data are most effective. Focus on recent sales of similar properties that sold for less than your appraised value, and research whether similar homes in your neighborhood are assessed lower than yours.

How do I get Collin CAD's evidence before my hearing?

Under the 14-day evidence rule, Collin CAD must send you their evidence at least 14 days before your ARB hearing. If you don't receive it, contact Collin CAD to request the evidence package they plan to present.

Can I submit evidence electronically for my Collin County protest?

Yes. Collin CAD accepts evidence in PDF, Word, Excel, and image formats (JPEG, PNG, TIFF). Total combined file size cannot exceed 20MB per property. You can submit via their online portal, email, USB drive, or CD/DVD.

What happens if I attend my ARB hearing remotely?

If you appear by telephone or video conference, you must submit all evidence by affidavit or written declaration before the hearing. Notify Collin ARB of your remote attendance request at least 10 days before your scheduled hearing.

How many comparable sales should I present?

Present 3-5 strong comparable sales. Quality matters more than quantity. Each comparable should closely match your property in location, size, age, and condition.

Get Professional Help With Your Evidence

Gathering and presenting effective evidence is time-consuming and requires understanding what Collin CAD appraisers and ARB members find persuasive. Many homeowners benefit from professional assistance.

Ballard Property Tax Protest provides:

• Access to comprehensive comparable sales data
• Expert unequal appraisal analysis
• Evidence preparation and organization
• Representation at informal reviews and ARB hearings
• No upfront fees - you only pay if we reduce your value

Let us handle the evidence gathering and presentation for your Collin County property tax protest. Our results keep clients coming back year after year.

Start your Collin County property tax protest today.