How to Find Comparable Sales for Your Texas Property Tax Protest
Comparable sales are the most powerful evidence in a Texas property tax protest. When you show that similar homes sold for less than your appraised value, you have a strong case for a reduction.
How to Find Comps for Your Property (Step-by-Step)
Finding comparable sales for your Texas property tax protest involves these steps:
- Search your county appraisal district website for recent sales data
- Filter for properties within 1 mile of your home that sold in the last 12 months
- Match key characteristics: similar square footage (within 10-15%), same bedroom/bathroom count, similar age and condition
- Adjust for differences in size, lot, and features
- Select 3-5 strong comps that sold below your appraised value
The best comps are recent sales of similar homes in your neighborhood that sold for less than what your home is appraised at.
Free Resources for Finding Comparable Sales
You don't need to pay for MLS access to find good comps. These free resources work well:
County Appraisal District Websites
Every Texas county appraisal district maintains a searchable property database with sales data:
- Harris County (HCAD)
- Dallas County (DCAD)
- Tarrant County (TAD)
- Travis County (TCAD)
- Collin County (Collin CAD)
Search for properties in your neighborhood and look for "sale date" and "sale price" information.
Real Estate Websites
- HAR.com - Best for Houston area, shows sold prices
- Zillow - "Recently Sold" filter shows sale prices nationwide
- Redfin - Detailed sold data with price history
- Realtor.com - Sold listings with property details
Your Own Neighborhood
Sometimes the best comps are obvious: a neighbor's house that sold recently. You can verify sale prices through county records.
What Makes a Good Comparable Sale?
Not all comps are created equal. Strong comparable sales share these characteristics with your property:
Location
- Same subdivision or neighborhood (best)
- Same school district
- Within 1 mile (preferred), up to 3 miles acceptable
Physical Characteristics
- Square footage within 10-15% of your home
- Same number of bedrooms and bathrooms
- Similar lot size
- Similar age (within 5-10 years)
Timing
- Sold within the last 12 months (required for most ARBs)
- More recent sales carry more weight
- Sales from January-June of the tax year are most relevant
Condition
- Similar overall condition
- Comparable updates and renovations
- Similar pool/garage/amenities
Comp Selection Criteria Checklist
Use this checklist when selecting comps for your protest:
- Sale occurred within the last 12 months
- Property is within 1-3 miles of your home
- Square footage is within 10-15% of yours
- Same or similar bedroom/bathroom count
- Similar age and construction type
- Sale price is below your appraised value
- Not a distressed sale (foreclosure, divorce) unless yours is too
How to Adjust Comps for Differences
No two properties are identical. Appraisers make adjustments for differences:
Size Adjustments
If a comp is smaller than your home, its effective sale price per square foot may indicate your home is worth more. Calculate price per square foot and apply it to your home's size.
Feature Adjustments
- Pool: Add $10,000-$20,000 to comps without pools (if yours has one)
- Garage: Add $5,000-$10,000 per garage bay difference
- Lot size: Adjust for significant differences in land
Condition Adjustments
If your home has deferred maintenance or damage not reflected in the appraisal, document it with photos and repair estimates.
Using Comps to Prove Unequal Appraisal
Texas law requires property taxation to be "equal and uniform." This creates a second powerful argument: unequal appraisal.
Unlike market value comps (which use sale prices), unequal appraisal comps use assessed values of similar properties. If comparable homes are assessed lower than yours, you can argue your assessment should be reduced to match.
To prove unequal appraisal:
- Find similar properties in your neighborhood
- Look up their assessed values (not sale prices)
- Calculate the average assessed value per square foot
- Apply that rate to your property
- Present the difference as evidence of unequal treatment
Many successful protests combine both arguments: market value comps AND unequal appraisal evidence.
How Ballard Property Tax Protest Uses Comps
At Ballard Property Tax Protest, we have access to comprehensive sales data and experience identifying the strongest comps for your property.
Our approach:
- We pull extensive sales data from MLS, county records, and proprietary sources
- We analyze both market value and unequal appraisal arguments
- We present your case professionally at informal hearings and ARB
- You only pay if we reduce your value - no reduction, no fee
Don't have time to research comps yourself? Let us handle your protest from start to finish.
Frequently Asked Questions
How many comps do I need for a property tax protest?
Three to five strong comparable sales is ideal. Quality matters more than quantity - one excellent comp is better than ten poor ones.
Can I use Zillow estimates as evidence?
No. Zillow "Zestimates" are algorithm-generated estimates, not actual sales. Appraisal districts only accept actual sale prices or assessed values.
What if I can't find good comps?
If your property is unique or comps are scarce, focus on unequal appraisal evidence using assessed values of similar properties. You can also document property condition issues that affect value.
Do I need to hire an appraiser?
No. For most residential protests, homeowner-gathered comps or professional protest company evidence is sufficient. Formal appraisals are typically only needed for complex commercial properties or litigation.
Ready to Protest Your Property Taxes?
Finding and presenting comparable sales effectively takes time and expertise. Whether you file yourself or work with professionals, strong comps are the foundation of a successful protest.
Start your Texas property tax protest today - no reduction, no fee.