Ellis County Property Tax Protest Deadlines Explained

Ellis County Property Tax Protest Deadlines Explained

The Ellis County protest deadline determines whether you can challenge your property tax assessment for the entire year. Miss it, and you lose your right to dispute your appraised value through the Ellis County Appraisal District (Ellis CAD).

Ellis County homeowners in Waxahachie, Midlothian, Ennis, Red Oak, and surrounding communities face the same strict deadline. Whether your home value jumped unexpectedly or you believe your assessment is unfair compared to similar properties, understanding when and how to file is essential.

This comprehensive guide covers:

• The 2026 Ellis County property tax protest deadline
• When appraisal notices are mailed
• Filing options (online, mail, and in-person)
• The informal review and ARB hearing process
• What happens after you file your protest

Why the Ellis County Protest Deadline Matters

Every year, thousands of Ellis County homeowners fail to protest simply because they miss the deadline. The consequences are significant:

• No second chances - Once the deadline passes, you cannot file a protest for that tax year
• Locked-in value - Your property's assessed value becomes final for calculating taxes
• Higher tax bills - An unchallenged overvaluation means paying more than you should
• Compounding effect - This year's value becomes next year's baseline

Ellis County has experienced rapid growth, with property values increasing substantially in recent years. The appraisal district may not capture condition issues, neighborhood factors, or market corrections that affect your home's actual value. Filing a timely protest is your legal right to ensure fair taxation.

2026 Ellis County Property Tax Protest Deadline

The deadline to file your protest is May 15, 2026, or 30 days after your Notice of Appraised Value is mailed, whichever is later.

This deadline applies to all property types in Ellis County, including:

• Single-family homes
• Condominiums and townhomes
• Vacant land
• Commercial properties

Understanding the 30-Day Rule

If Ellis CAD mails your appraisal notice after April 15, you get 30 days from the mailing date to file. For example:

• Notice mailed April 20 = Deadline is May 20
• Notice mailed April 25 = Deadline is May 25
• Notice mailed before April 15 = Deadline is May 15

The date that matters is when Ellis CAD mailed the notice, not when you received it. Check the date printed on your notice carefully.

Key 2026 Dates for Ellis County Property Owners

Understanding the full timeline helps you plan your protest strategy effectively.

January 1, 2026 - Valuation Date

Your property's market value is assessed based on conditions as of January 1. This means:

• Recent sales (through December 2025) determine comparable values
• Property condition as of January 1 matters for appeals
• Market changes after January 1 don't affect your 2026 assessment

April 2026 - Appraisal Notices Mailed

Ellis CAD mails Notices of Appraised Value in April, typically by May 1. Your notice includes:

• Proposed market value for the current year
• Prior year assessed value for comparison
• Property account number needed for filing
• Instructions for protesting online or by mail
• Exemption status showing any applied exemptions

Review your notice immediately upon receipt. The clock starts ticking toward your deadline.

April 30, 2026 - Exemption Application Deadline

If you haven't filed for your homestead exemption or other exemptions, the deadline is April 30. Exemptions reduce your taxable value, so ensure you've applied before this date.

May 15, 2026 - Protest Filing Deadline

This is the standard deadline for all Ellis County property tax protests. Ellis CAD must receive your protest by this date.

Important: Postmarks do not count. Your protest must arrive at Ellis CAD by the deadline, not simply be mailed by that date.

May Through July 2026 - Informal Reviews and ARB Hearings

After filing, most protests proceed through two stages:

1. Informal review (May-June) - Meet with an Ellis CAD appraiser to discuss your property value
2. ARB hearing (June-July) - If informal review doesn't resolve your case, a citizen panel hears your appeal

Mid-July 2026 - ARB Approval Date

The Appraisal Review Board typically approves the appraisal roll by mid-July. This is the final deadline for late protests with documented "good cause."

October 2026 - Tax Bills Mailed

Tax bills are mailed in October, based on the values finalized through the protest process.

January 31, 2027 - Tax Payment Deadline

Property taxes are due by January 31. Unpaid taxes accrue penalties and interest starting February 1.

How to File Your Ellis County Property Tax Protest

Ellis CAD offers three ways to file your protest. Choose the method that works best for your situation.

Option 1: Online Filing (Recommended)

Filing online through the Ellis CAD portal is the fastest and most convenient method.

Website: elliscad.org/file-your-protest or elliscad.com/file-your-protest

Steps to file online:

1. Visit the Ellis CAD online protest portal
2. Enter your property account number (found on your appraisal notice)
3. Verify your property information is correct
4. Select your protest reason:
   • Market value - You believe the appraised value exceeds market value
   • Unequal appraisal - Similar properties are assessed lower than yours
   • Both - Recommended for most homeowners
5. Add any comments explaining your protest
6. Submit your protest

Advantages of online filing:

• Immediate confirmation of receipt
• Faster processing than mail
• Ability to upload supporting evidence
• Easy status tracking
• Available 24/7 during filing season

Option 2: Mail Filing

You can file by mail using the official Notice of Protest form (Form 50-132).

Mailing Address: Ellis County Appraisal District P.O. Box 878 Waxahachie, TX 75165-0878

Tips for mail filing:

• Use certified mail with return receipt for proof of delivery
• Send your protest at least 7-10 days before the deadline
• Keep a copy of everything you submit
• Include your property account number on all documents

Important: The protest must arrive by the deadline, not just be postmarked. Allow adequate delivery time.

Option 3: In-Person Filing

Visit the Ellis CAD office to file your protest in person.

Office Address: 400 Ferris Ave. Waxahachie, TX 75165

Office Hours: Monday through Friday, 8:00 AM to 5:00 PM

Benefits of in-person filing:

• Immediate confirmation
• Staff can answer questions
• Best option for last-minute filers
• Can request copies of property records

Which Filing Method Should You Choose?

Warning: Do not file using multiple methods for the same property. Duplicate filings create processing delays and confusion.

What Happens After You File Your Protest

Filing your protest is just the first step. Here's what to expect next.

Step 1: Confirmation

After filing, you'll receive confirmation that Ellis CAD received your protest. Online filers receive immediate confirmation. Mail filers receive acknowledgment after processing.

Step 2: Evidence Preparation

Gather supporting documentation for your case:

• Comparable sales - Recent sales of similar properties showing lower values
• Property photos - Document condition issues, needed repairs, or negative factors
• Unequal appraisal data - Equity comparisons showing similar properties assessed lower
• Contractor estimates - Repair costs for foundation issues, roof damage, etc.
• Closing statement - Your recent purchase price if you bought within the last year

Strong evidence significantly improves your chances of success.

Step 3: Informal Review

Most Ellis County protests begin with an informal review:

• What it is: A one-on-one meeting with an Ellis CAD appraiser
• Purpose: Discuss your property value and present evidence
• Duration: Typically 15-20 minutes
• Outcome: Many cases settle at this stage with agreed value reductions

The informal review is your best opportunity for resolution. Come prepared with organized evidence and a clear argument for why your value should be reduced.

Step 4: ARB Hearing (If Needed)

If informal review doesn't resolve your protest, you proceed to a formal Appraisal Review Board hearing:

• The panel: Three Ellis County residents appointed to the ARB
• Format: You present your case, Ellis CAD presents theirs, the board decides
• Duration: 15-20 minutes for most residential cases
• Decision: The ARB issues a binding determination of your property's value

You'll receive notice of your ARB hearing date at least 15 days in advance. At least 14 days before the hearing, Ellis CAD must provide you with the evidence they plan to use.

ARB hearing options:

• Appear in person at the hearing
• Participate by telephone conference
• Participate by video conference
• Submit a written affidavit in lieu of appearing

Step 5: ARB Decision

After your hearing, the ARB issues a written order with their determination. You'll receive this by certified mail approximately 3-4 weeks after your hearing.

Ellis County Property Tax Protest Success Rates

Ellis County homeowners achieve strong results when they protest their property taxes:

With no cost to file a protest and a 67% success rate, challenging your assessed value is worth the effort for most Ellis County homeowners.

What If You Miss the Deadline?

If you miss the May 15 deadline:

• Your protest will likely be dismissed
• You'll be locked into the proposed value for the year
• Your tax bill will be calculated using the unchallenged assessment

Late Protest Exceptions

Texas law allows late protests only with documented "good cause" filed before the ARB approves the appraisal records (typically mid-July). Acceptable reasons include:

• Serious illness or medical emergency
• Military deployment
• Death in the immediate family
• Never receiving an appraisal notice (you must prove this)

Not acceptable: "I forgot," "I was too busy," or "I didn't know about the deadline."

Late protest exceptions are rarely granted. Don't count on this option.

Tips for a Successful Ellis County Protest

1. File Early

Don't wait until the deadline. Filing early provides:

• Better scheduling options for informal review
• More time to gather evidence
• Less congestion in Ellis CAD systems
• Reduced stress and deadline pressure

2. Choose the Right Protest Reason

Select "unequal appraisal" in addition to "market value" on your protest form. This gives you two arguments:

• Market value: Your property is worth less than the appraised value
• Unequal appraisal: Similar properties in your area are assessed lower

Using both reasons doubles your chances of finding a winning argument.

3. Gather Strong Evidence

Focus on recent comparable sales and equity comparisons:

• Properties similar to yours in size, age, and location
• Sales within 6-12 months of the valuation date
• Properties assessed lower than yours with similar characteristics

4. Know Your Property

Review your property record card at Ellis CAD for errors:

• Square footage
• Year built
• Number of bedrooms and bathrooms
• Lot size
• Building quality and condition ratings

Incorrect data can inflate your assessed value.

Ellis County Appraisal District Contact Information

Frequently Asked Questions

What is the Ellis County property tax protest deadline for 2026?

The deadline is May 15, 2026, or 30 days after your Notice of Appraised Value is mailed, whichever is later. Ellis CAD must receive your written protest by this date. There are no extensions for forgetting or being too busy.

How do I file an Ellis County property tax protest online?

Visit elliscad.org/file-your-protest, enter your property account number from your appraisal notice, verify your information, select your protest reasons (market value and/or unequal appraisal), and submit. You'll receive immediate confirmation.

When does Ellis County mail appraisal notices?

Ellis CAD typically mails Notices of Appraised Value in April, usually by May 1. Your notice includes your proposed market value, property account number, and instructions for filing a protest.

Is there a fee to protest my Ellis County property taxes?

No. There is no cost to file a property tax protest in Ellis County. Given the 67% success rate and average savings of $474 per protest, filing is worth the effort for most homeowners.

What is the success rate for Ellis County property tax protests?

Approximately 67% of Ellis County property tax protests result in value reductions. In 2023, property owners saved a combined $12.80 million through the protest process.

What happens if I miss the Ellis County protest deadline?

Your protest will be dismissed, and you'll pay taxes based on the unchallenged value. Late protests require documented "good cause" (serious illness, military deployment, etc.) and must be filed before the ARB approves the appraisal roll in mid-July.

Can I appoint someone to represent me at my Ellis County protest?

Yes. You can designate an agent to handle your protest by filing Form 50-162, Appointment of Agent for Property Tax Matters. This allows a representative to appear at hearings and negotiate on your behalf.

How This Connects to the Texas Property Tax System

Ellis County follows the same protest procedures established by the Texas Property Tax Code, but Ellis CAD has specific systems, timelines, and processes.

Understanding Texas-wide protest strategies can strengthen your Ellis County appeal. For statewide context on deadlines, evidence strategies, and hearing procedures, see our Texas property tax protest guide.

Get Professional Help With Your Ellis County Protest

Understanding deadlines and filing options is essential, but winning your protest requires more than just filing on time. You need:

• Strong comparable sales evidence
• Effective equity analysis
• Knowledge of ARB procedures
• Negotiation skills for informal reviews

Many Ellis County homeowners choose professional representation to maximize their savings and minimize their time investment.

Ballard Property Tax Protest helps Ellis County homeowners in Waxahachie, Midlothian, Ennis, Red Oak, and surrounding areas challenge their property tax assessments. Our team handles the entire process from filing to hearings, so you can focus on what matters to you.

Ready to protest your Ellis County property taxes? Visit our Ellis County page or get started with Ballard Property Tax Protest today.