WCAD Informal Review vs ARB Hearing Explained

WCAD Informal Review vs ARB Hearing Explained

When you file a property tax protest in Williamson County, you have two opportunities to challenge your assessed value: the WCAD informal review and the Appraisal Review Board (ARB) hearing. Understanding the difference between these two processes can help you achieve the best possible outcome for your property tax protest.

This comprehensive guide covers:

• How the WCAD informal review process works
• How ARB hearings work in Williamson County
• Key differences between the two approaches
• Pros and cons of each option
• When to accept an informal settlement vs proceed to ARB
• What to expect at each type of hearing
• Success rates and winning strategies

What Is a WCAD Informal Review?

An informal review is a negotiation-style meeting with Williamson Central Appraisal District staff that occurs before your formal ARB hearing. It's your first opportunity to resolve your protest without going before the Appraisal Review Board.

How it works:

1. After filing your protest, WCAD schedules your hearing date
2. On your hearing day, you first meet informally with a WCAD appraiser
3. Both parties discuss the property value and exchange evidence
4. WCAD may make a settlement offer based on your evidence
5. If you accept, your protest is resolved immediately
6. If you decline, you proceed directly to the formal ARB hearing

Key characteristics:

• Less formal than ARB hearings
• Conducted by WCAD appraisal staff (not independent board members)
• Negotiation-focused rather than adversarial
• No sworn testimony required
• 15-minute time slots for discussion
• Uses RingCentral for screen sharing during virtual hearings

In Williamson County, approximately 54% of informal hearings result in value reductions, saving homeowners millions in property taxes annually.

What Is an ARB Hearing?

The Appraisal Review Board (ARB) is an independent panel of citizens appointed to resolve disputes between property owners and the appraisal district. The ARB is separate from WCAD and operates independently.

How it works:

1. You receive at least 15 days notice before your hearing
2. You attend in person, by phone, or by video conference via RingCentral
3. The ARB panel chairman explains the rules and procedures
4. You present your evidence first, followed by WCAD
5. ARB panel members may ask questions to either party
6. The ARB makes a determination on your property value
7. You receive a written decision

Key characteristics:

• Formal hearing with independent citizen panel members
• ARB is separate from WCAD and not incentivized to defend their values
• Both parties present evidence and arguments
• Panel makes binding initial decision
• Creates record for potential appeal
• Hearings typically held Monday through Thursday, 8 AM to 5 PM

In Williamson County, approximately 55% of formal ARB hearings result in value reductions.

Same-Day Scheduling: A WCAD Advantage

One important feature of the Williamson County process is that both your informal review and ARB hearing are scheduled for the same day. This means:

• You meet informally with a WCAD appraiser first
• If you reach an agreement, you're done
• If not, you proceed directly to the ARB that same day
• No need to schedule separate appointments or return later

This same-day scheduling makes the process more efficient, but it also means you should come fully prepared for both scenarios.

Side-by-Side Comparison

Pros and Cons of Informal Review

Pros:

• Faster resolution (can settle within 15 minutes)
• Less formal and less intimidating atmosphere
• Direct negotiation with appraiser who knows the valuation methodology
• Can see WCAD's comparable sales and evidence via screen share
• Opportunity to correct factual errors before formal hearing
• Settlement closes the matter completely

Cons:

• WCAD staff may have limited authority to make significant reductions
• Accepting a settlement waives your right to the ARB hearing
• Less formal protection if WCAD is unreasonable
• Settlement may not reflect full potential reduction
• No independent review of WCAD's methodology

Pros and Cons of ARB Hearing

Pros:

• Independent third-party review by citizens not employed by WCAD
• Board members not incentivized to defend WCAD's values
• Better for challenging WCAD's appraisal methodology
• Creates official record for potential further appeal
• May achieve larger reductions on complex cases
• Good for unequal appraisal claims

Cons:

• More formal and potentially stressful
• Requires organized evidence presentation
• Limited time to present your case
• ARB cannot raise your value (but may not lower it either)
• Must have evidence ready in advance
• Board members may have varying levels of real estate knowledge

When to Accept a WCAD Informal Settlement

Consider accepting the informal settlement offer if:

• The reduction meets or exceeds your expectations
• You have limited comparable sales supporting a lower value
• There were clear property record errors that WCAD has agreed to fix
• The offer is close to the value indicated by your evidence
• You want to avoid the stress of a formal hearing
• WCAD's comparable sales are strong and your evidence is weaker
• You've achieved a fair market value reduction

Important: Once you accept an informal settlement, you cannot proceed to the ARB. Make sure you're satisfied with the offer before signing.

When to Proceed to the ARB Hearing

Decline the informal offer and proceed to ARB if:

• The informal review doesn't achieve a meaningful reduction
• WCAD won't move substantially from their original value
• You have strong comparable sales showing a lower market value
• Your property has condition issues not reflected in the appraisal
• Unequal appraisal evidence shows similar homes are assessed lower
• You believe WCAD's mass appraisal methodology is flawed for your property
• You've done thorough research and have confidence in your evidence
• The gap between the offered value and your target is significant

What to Expect at a WCAD Informal Review

Before your hearing:

• Review your Notice of Appraised Value carefully
• Gather comparable sales data from January of the prior year through March of the current year
• Prepare photos of any property condition issues
• Organize repair estimates if applicable
• Upload evidence through WCAD's online system before your hearing

During the informal review:

• The WCAD appraiser will share their screen via RingCentral
• You'll see your property record, WCAD's comparable sales, and other evidence
• You can share your screen to present evidence not previously uploaded
• Discuss any discrepancies in property data (square footage, features, etc.)
• The appraiser may make a settlement offer
• You decide whether to accept or proceed to ARB

Tips for success:

• Be respectful and professional
• Focus on factual evidence, not emotions
• Discuss property value, not your tax bill
• Have specific comparable sales ready
• Know your target value before the meeting

What to Expect at a WCAD ARB Hearing

Before the hearing:

• Evidence exchanged at informal review will be used at ARB
• No new data can be introduced that wasn't discussed at informal level
• Ensure all evidence is organized and ready to present

During the ARB hearing:

• The ARB panel chairman explains the rules and procedures
• You present your evidence first (opening questions about basis of appeal)
• WCAD presents their response
• ARB members may ask questions to either party
• The panel deliberates and issues a decision
• You receive the ARB's determination

Tips for success:

• Present clearly and stay within your allotted time
• Focus on market value or unequal appraisal (or both)
• Use specific comparable sales with addresses and sale dates
• Avoid discussing property taxes (focus on property value)
• Be prepared to answer questions from the panel
• Remain calm and professional even if you disagree with questions

Key Evidence for Both Approaches

Strong evidence is essential whether you're negotiating informally or presenting to the ARB:

Evidence timing: You or your agent can request a copy of WCAD's evidence at least 14 days before your scheduled hearing, per Texas Property Tax Code.

WCAD-Specific Procedures and Deadlines

Williamson County has specific systems and timelines you should understand:

• Protest deadline: May 15th, or 30 days after your Notice of Appraised Value date (whichever is later)
• Hearing scheduling: April through July, Monday through Thursday, 8 AM to 5 PM
• Hearing notice: Mailed at least 15 days before your scheduled date
• Virtual platform: RingCentral for video hearings
• Evidence request: Must be made at least 14 days before hearing
• Affidavit option: If you cannot attend, submit notarized affidavit to Affidavits@wcad.org
• Telephone hearings: Must request in writing at least 10 days before hearing date

WCAD Location: 625 FM 1460, Georgetown, TX 78626-8050

2024 Success Rates and Statistics

Understanding the numbers can help set realistic expectations:

• Total protests filed: 85,030 accounts in 2024
• Informal hearing success rate: 54% received reductions
• ARB hearing success rate: 55% received reductions
• Informal hearing savings: $9 million for homeowners
• ARB hearing savings: $7 million for homeowners
• Total tax savings: $72 million in 2024
• Percentage of properties protested: 31% in 2024 (up from 24% in 2021)

These numbers show that protests are effective, whether resolved informally or at the ARB.

What If the ARB Rules Against You?

If you're dissatisfied with the ARB's decision, you have options to appeal:

1. Binding Arbitration

• Available for properties valued under $5 million (or any value with homestead exemption)
• Must file within 60 days of receiving ARB order
• Deposit required ($500 for properties under $500,000)
• Independent arbitrator makes binding decision

2. District Court Appeal

• Available to all property owners
• Must file petition within 60 days
• Requires partial tax payment before delinquency date
• Consider consulting an attorney

3. State Office of Administrative Hearings (SOAH)

• Available for properties valued over $1 million
• Must file within 30 days of ARB decision
• Requires $1,500 deposit

Note: The ARB cannot raise your property value at the hearing, so there's no risk in proceeding to formal hearing if the informal offer is unsatisfactory.

Frequently Asked Questions

What's the difference between a WCAD informal review and ARB hearing?

An informal review is a negotiation with WCAD appraisal staff where you can reach a settlement. An ARB hearing is a formal proceeding before an independent citizen panel that makes a binding decision. In Williamson County, both occur on the same scheduled day.

Do I have to attend both the informal review and ARB hearing?

No. If you reach an acceptable settlement at informal review, your protest is resolved and you skip the ARB. You only attend the ARB hearing if informal review doesn't produce satisfactory results.

Can I skip the informal review and go straight to the ARB?

It's not recommended. WCAD policy requires that an informal hearing occurs prior to the ARB hearing and that all information be exchanged and reviewed at the informal level. No new data can be introduced at the ARB.

What happens if I can't attend my hearing?

You can submit a notarized affidavit with your evidence to Affidavits@wcad.org. The affidavit must state your opinion of value and include supporting evidence.

How long do WCAD informal reviews and ARB hearings take?

Informal reviews are scheduled for 15-minute slots. ARB hearing duration varies by case complexity but typically allows time for both parties to present evidence and for board questions.

Should I discuss my property taxes at the hearing?

No. Focus on property value, not your tax bill. The hearing is to protest the appraised value, not the taxes. Discussing taxes may suggest you're appealing for the wrong reasons.

How This Fits Into the Texas Protest Process

Williamson County follows Texas Property Tax Code procedures, but WCAD has specific systems and timelines.

For statewide context on deadlines, evidence strategies, and hearing procedures, see our Texas property tax protest guide.

Get Help With Your Williamson County Property Tax Protest

Navigating informal reviews and ARB hearings requires strategy, evidence, and experience. Whether you're negotiating with WCAD staff or presenting to the ARB, professional representation can improve your results.

The Williamson County property market includes high-growth areas like Round Rock, Georgetown, Cedar Park, and Leander, where rapid appreciation can lead to significant overvaluation. With the right evidence and approach, you can ensure your property is assessed fairly.

Visit our Williamson County page or get started today with Ballard Property Tax Protest and let our experienced team handle your Williamson County protest from filing through final resolution.