Ellis County Appraisal District|
Appraisal districts are assigned the task of locating and accurately valuing all taxable property within the county. Personal
property not used for the production of income is not taxable. However, real property, business personal property and mineral interests are taxable
unless they are subject to an exemption. For example, real estate owned by the government (such as Ellis Central) is typically exempt from
Ellis Central Appraisal District serves the following cities and towns: Alma, Bardwell, Ennis, Ferris, Garrett, Grand Prairie (Far South
areas), Glenn Heights, Italy, Mansfield (South areas), Maypearl, Midlothian, Milford, Oak Leaf, Ovilla, Palmer, Pecan Hill, Red Oak, Telico, Venus,
Hire O'Connor and Associates to Protest Your Ellis County property taxes.
Tips for Appealing Your Property Taxes in Ellis County
Links & Resources
- The most meaningful way to reduce your property taxes for your home is to obtain a homestead exemption.
- Reduce property taxes by annually appealing. You can file a notice of appeal by utilizing the comptroller's form or by sending a letter to the Ellis Central
Appraisal Review Board.
- Obtaining the Ellis Central Appraisal District evidence (House Bill 201 information) greatly increases your chances for success at the
Ellis Central Appraisal Review Board hearing.
- Research the Ellis Central Appraisal District "record card" which has information used to value your property. There are often errors with factors
such as land area, building area, year built, year remodeled, grade (quality of construction) and CDU (condition, utility and desirability).
- When preparing for your Ellis Central Appraisal Review Board hearing you should gather information on market value and unequal appraisal
- Comparable sales are the cornerstone of market value. Sources of comparable sales data can be found in the House Bill 201 package obtained from the Ellis
Central Appraisal District and MLS sites.
- Unequal appraisal is often effective in reducing property taxes. Even if your assessed value is below market value, you can appeal based on unequal
- Unequal appraisal occurs when the Ellis Central Appraisal District has assessed your property at a higher level than similar properties. You can
research assessment comparables on the
Ellis Central Appraisal District website.
- Unequal appraisal can be particularly helpful for recently purchased properties. Ellis Central Appraisal District appraisers are reluctant to reduce the
assessed value, when it is below the recent purchase price, even if it is unequally appraised. However, the impartial Ellis Central Appraisal Review Board
is required to consider appeals on both market
value and unequal appraisal.
- Important components of an unequal appraisal presentation include a reasonable number of comparable properties (about 2 to 10) that are
appropriately adjusted. These properties are usually considered to be properties that are similar in regard to the quality and quantity of improvements.
- Obtaining an independent
appraisal can effectively document market value and will receive meaningful consideration from the Ellis Central Appraisal District appraiser
and the Ellis Central Appraisal Review Board panel members.
- For recently built properties, the Ellis Central Appraisal District appraiser will want to review actual construction cost. A cost segregation report prepared by a
qualified appraiser can separate personal property from real property.
- At the hearing you will spend a few moments developing a rapport with the appraiser. Be polite with the appraiser - the appraiser is not opposed to
reducing your property taxes.
- Your presentation to the Ellis Central Appraisal Review Board should be kept between three to five minutes, since the entire hearing only lasts 15 to
- If you are not satisfied with your results from the appraisal review board hearing, you can request binding arbitration. When compared to a judicial appeal, advantages of binding
arbitration include a lower cost, informal process, speedier resolution and the loser pays provision.
- Binding arbitration is a new option
that allows property owners an informal and inexpensive option if not satisfied with the Ellis Central Appraisal Review Board's decision. Binding
arbitration is available for owners of properties with an assessed value of $1 million or less (after the Ellis Central Appraisal Review Board hearing) who
are only appealing on market value.
- Although you can appeal on your own, hiring a
consultant to appeal on your behalf is risk free because there is no flat fee and no upfront costs; you only pay a portion of the savings.