In Texas property tax, the calendar is not a formality. It is the whole game. Miss one date and an otherwise winnable protest disappears for the entire year, along with every dollar of savings attached to it.
Here is the deadline every commercial owner needs on the wall:
The protest deadline is May 15, 2026, or 30 days after the value notice is mailed, whichever date is later.
Below is the rest of the 2026 calendar, what each date controls, and what happens when one slips.
January 1: The Valuation Date
Texas assesses property based on its condition and ownership as of January 1. Everything that happens later in the year, including a sale, a tenant vacating or a casualty loss, is judged against that snapshot.
Practical takeaway: document the property’s condition, occupancy and rent roll as of January 1. That evidence is the foundation of an appeal filed four months later.
April 15: Business Personal Property Rendition Deadline
Owners of business personal property must file a rendition with the appraisal district by April 15. A written request filed on time will generally get you an extension to May 15, and further extension may be available for good cause.
Failing to render carries a penalty, and it hands the district free rein to estimate your value. Southland’s property tax services include business personal property valuation and the preparation of required filings.
April and May: Notices of Appraised Value Arrive
Appraisal districts mail Notices of Appraised Value in the spring. Non-homestead notices are generally sent by May 1, or as soon thereafter as practicable.
Your notice states the district’s market value, your prior year value, any exemptions, and the protest deadline that applies to your property. Read the mailing date on the notice. It drives your deadline.
May 15, 2026: The Protest Deadline
This is the date that matters most. File your Notice of Protest with the county appraisal district by May 15, 2026, or 30 days after the value notice is mailed, whichever date is later.
Key points:
- You do not need your full evidence package to file. Filing preserves the right to challenge the value.
- Protest on both market value and unequal appraisal. Preserving both grounds costs nothing and keeps your options open.
- If you own multiple properties, each account needs its own protest.
- Where the deadline falls on a weekend or legal holiday, it moves to the next business day.
Late Spring Through Summer: Informal Meetings and ARB Hearings
After you file, the district schedules an informal meeting and, if no agreement is reached, a formal hearing before the Appraisal Review Board. You are entitled to advance notice of the ARB hearing date, and you may request the district’s evidence before the hearing.
Most ARB activity runs from May through July, with orders issued through the summer. Southland’s team of property tax consultants handles informal negotiation and formal ARB presentation on behalf of owners across Texas.
60 Days After the ARB Order: Post-Hearing Appeals
Once you receive the ARB’s written order, the clock restarts. Owners generally have 60 days to pursue binding arbitration, an appeal to the State Office of Administrative Hearings where eligible, or a petition in district court.
This window is short and unforgiving. Decide quickly whether the remaining gap between the ARB value and true market value justifies the cost of the next step.
October: Tax Bills Are Mailed
Taxing units set rates over the late summer and bills typically go out around October 1. This is when the year’s valuation work turns into a number on an invoice.
January 31, 2027: Payment Due
Property taxes for the 2026 tax year are generally due by January 31 of the following year. Amounts unpaid on February 1 begin accruing penalty and interest, which escalate monthly and can add substantial attorney collection fees later in the year.
What Missing the Deadline Actually Costs
A missed protest deadline is not a paperwork problem. It is a cash problem that compounds:
- You pay the district’s number for the full year, with no recourse in most cases
- The inflated value often becomes the anchor for next year’s assessment
- Net operating income falls, which reduces value under the income approach
- Debt service coverage tightens, which can matter at refinance
A property carrying an extra $75,000 in annual tax at a 7 percent cap rate is roughly $1 million of suppressed asset value. That is the real price of a calendar mistake.
Frequently Asked Questions
What is the property tax protest deadline in Texas for 2026?
May 15, 2026, or 30 days after the value notice is mailed, whichever date is later.
What if I never received a Notice of Appraised Value?
Contact the appraisal district immediately and confirm the mailing address of record. Not receiving a notice does not automatically extend your deadline, so act as soon as you realize a notice is missing.
Can I protest if I agree the value is accurate?
Yes. Unequal appraisal is a separate ground. If comparable properties are appraised at a lower level, you may be entitled to a reduction even where market value is defensible.
Do I have to attend the hearing myself?
No. A designated agent or property tax consultant can file, negotiate and present on your behalf.
Do Not Let the 2026 Deadline Pass
Southland Property Tax Consultants tracks every appraisal district deadline for the clients across Texas we represent, and files, negotiates and presents so owners do not have to. See our documented results.
Fort Worth: 817.335.7377 | Dallas: 214.333.7877 | Toll Free: 800.335.7745
Request a deadline review for your portfolio or contact Southland Property Tax Consultants before May 15.
This article is general information about the Texas property tax calendar, not legal or tax advice. Deadlines can vary by county and by property type. Confirm the dates on your notice with your appraisal district or your consultant.
Once you have your dates confirmed, read our step-by-step guide to how commercial property tax appeals work in Texas to understand every stage of the protest process. Also worth reviewing: the 7 most common property tax assessment mistakes Texas owners make and how to avoid them.
Once you have your dates confirmed, read our step-by-step guide to how commercial property tax appeals work in Texas to understand every stage of the protest process. Also worth reviewing: the 7 most common property tax assessment mistakes Texas owners make and how to avoid them.
