How To Protest Your Downtown Condo’s Appraisal

High-rise and mixed-use condos in Downtown Austin are unique assets. Floor level, view corridors, amenity stacks, parking, and HOA costs can swing value a lot from one unit to the next. If your appraisal notice missed those details, a structured protest can align the value with reality. The process is time boxed, evidence driven, and more straightforward than it looks when you map it out.

Pro tip on timing: Texas values are set as of January 1. That means your evidence should reflect market conditions and facts on that date per the Texas Property Tax Code. Most owners must file by May 15 or within 30 days of the notice date, whichever is later according to the Texas Comptroller. File on time to keep your appeal rights intact.

Protest your condo appraisal with confidence

High-rises often see more valuation misses than single-family homes. Why? Mass appraisal models can overlook a northwest corner view premium, misread a layout change on higher floors, or assume two parking spaces when you only have one. A calm, data-led approach can fix that. Your goal is to present clear evidence, anchored to the January 1 valuation date, that supports a fair and defensible number.

At a glance, here is what the process looks like in Travis County: file a protest with TCAD, upload evidence, use the one informal meeting to seek a settlement, and if needed present your case to the Appraisal Review Board. The TCAD portal supports e-filing and evidence exchange, which helps you stay organized see TCAD e-file.

Protest timeline and strategy map

Track notice, deadline, and steps

Note your Notice of Appraised Value date and your filing deadline. For most owners the deadline is May 15 or 30 days from the notice date, whichever is later per the Comptroller’s calendar.
Create a simple sequence: file protest in the TCAD portal, request the district’s evidence, prepare your packet, try to settle at the informal, then be ready for an ARB hearing if needed see TCAD protest overview.
Keep your evidence tied to the January 1 valuation date. If you use sales before or after, explain adjustments back to that date as required by statute.

Choose a representation approach

Do it yourself: best if you enjoy data, can gather comps in your building, and want to control the narrative. TCAD’s portal makes DIY feasible portal link.
Agent or appraisal support: a residential agent with downtown condo experience can pull same-building sales and highlight unit features that matter. A certified appraisal can be powerful if timed right.
Protest service or attorney: good for time-poor owners or complex cases, especially if your unit has unusual burdens or litigation.

Decide protest grounds and targets

Market value: argue the appraised value is higher than what a willing buyer would have paid on January 1 using comparable sales and adjustments see methods guidance.
Factual and model errors: point out incorrect square footage, finish level, parking, storage, view, or amenity assumptions in the TCAD record request via TCAD protest tools.
Set a realistic target range before you file. Your comps, adjustments, and any certified appraisal should lead to a number you can defend.

Condo-specific evidence that convinces

Select true peer sales comps

Start with same-building closings. If you need more data, use nearby peer towers with similar construction era, amenity level, and HOA cost structure.
Use MLS sheets and deed records where possible. Preference is for sales within the statutory lookback, typically up to 36 months in larger counties if needed, with clear adjustments for differences market-data approach reference.

Adjust for floor, view, and exposure

Floor level: premiums often compress above the first few view corridors. State the level for each comp and yours.
View and exposure: protected skyline or lake views command premiums. East or west exposure can bring heat and glare costs. Document what each comp sees versus your unit.
Noise and location: proximity to busy streets, music venues, or construction can suppress value. Photos, maps, and noise notes help.

Account for parking, storage, and amenities

Deeded parking and storage: treat these as separate value elements. Confirm whether spaces are deeded, assigned, tandem, or separate. Note the count for each comp.
Amenities: pool, gym, concierge, dog run, co-working, and package rooms affect monthly value through HOA costs. Capture differences clearly.

Document condition and improvements

Condition issues: dated finishes, worn flooring, original appliances, or needed repairs. Use dated photos, bids, or invoices as support.
Upgrades: show receipts and photos. Separate cosmetic updates from major systems since impact differs.

Support an income-based case for rentals

If your unit is leased and the district leans on an income view, assemble rents, occupancy, and expenses to show net performance. Provide leases and a simple spreadsheet when relevant.

Package costs and community context

HOA dues and assessments: highlight total monthly cost and any special assessments with minutes or notices. Legal burdens and restrictions are relevant factors for value see statutory factors.
Building operations: elevator repairs, facade projects, or litigation can weigh on marketability. Use board minutes and vendor notices where available.

Filing, presentation, and negotiation

Complete filing and document upload

File your Notice of Protest in the TCAD portal. Attach your early evidence and request the district’s evidence packet TCAD e-file.
Title files clearly, for example: 1010-Main-Unit-2305-Comp-Grid.pdf, Parking-Addendum.pdf, HOA-Assessment-Notice.pdf.

Build a concise evidence packet

Cover summary: requested value, 1-paragraph rationale, exhibit list.
Comp grid: 3 to 6 closed sales with adjustments for floor, view, parking, storage, size, and finish level.
Photos: condition, view, parking, storage, noise sources.
Key documents: HOA dues and assessments, TCAD record card with corrections, leases if applicable.

Rehearse a data-first presentation

Follow a simple arc: what you are asking, why your comps are the best indicators, and how adjustments lead to your target number.
Keep the January 1 valuation date front and center statutory valuation date.

Handle counter-evidence professionally

Ask the district to walk through any comp that is not in your building or that lacks a similar view, parking, or finish level. Explain why it is not comparable given condo-specific factors.
You are entitled to the district’s evidence at least 14 days before the hearing if requested. If something arrives late, note the timing on the record owner rights to evidence.

Aim for a fair settlement range

TCAD offers a single informal meeting in most cases. Be ready with your range and accept a number that fits your evidence to avoid a hearing when the gap is small informal process overview.
If you proceed to the ARB, remember the district typically carries the burden to prove value by a preponderance. A timely certified appraisal can raise that to clear and convincing for properties at 1 million dollars or less, which can be a strategic advantage if you have one burden of proof rule.

Common condo protest mistakes to avoid

Using non-comparable properties

Do not use suburban single-family homes or far-flung condos. Stay in-building first, then go to peer towers with similar age and amenities market-data method basics.

Ignoring building-specific premiums

Corner layouts, protected views, and higher-tier finish packages can add large premiums. Adjust or drop comps that do not match.

Overlooking parking and storage

A second deeded space or storage locker has real value. Confirm each comp’s count and rights to avoid skewed comparisons.

Leaning on emotion over data

Focus on numbers and documents. Avoid arguments about personal hardship. Keep it objective and tied to January 1.

Missing key dates or formats

Late filings forfeit rights. Track your deadline, request the district’s evidence early, and follow the 14-day exchange rule for hearing materials Comptroller deadlines and evidence rule.

Confirm savings and plan ahead

Verify value change and tax impact

After your informal or ARB result, confirm the new value in the TCAD portal. Estimate the tax impact across jurisdictions using the updated value and current rates.

Update records and payment plans

If you escrow, send the final value notice to your lender. Save your packet and result for next year to shorten the prep cycle.

Calendar next season’s milestones

Set reminders for January to start gathering sales and HOA documents early. Track market trends. Austin’s market moderated in early to mid 2025, which affected pricing power for some downtown condos local context.

When expert help creates leverage

Consider a certified appraisal if your unit is valued at 1 million dollars or less and you can deliver it before the hearing packet deadline, since it can change the district’s burden at ARB statutory burden rule.
For complex buildings, special assessments, or litigation, a professional who knows downtown condos can streamline comps, isolate unit-level differences, and manage the portal and deadlines.

If you want help pressure-testing comps, packaging evidence, or planning timing for a certified appraisal, request a discreet consult with Baemayr Realty Group LLC. Our team pairs downtown condo expertise with a calm, data-first approach so you can move through protest season with confidence.

FAQs

What is the valuation date for my protest?

January 1 of the tax year. Your evidence should reflect market value as of that date or include clear adjustments to it see statute.

What is the deadline to file my protest?

Most owners must file by May 15 or within 30 days after the appraisal notice is mailed, whichever is later Comptroller deadlines.

How do I file and see the district’s evidence?

Use TCAD’s e-file portal to submit your protest and request the evidence packet. You are entitled to the district’s materials at least 14 days before your hearing if you request them TCAD e-file and evidence rule.

Do I get an informal meeting before the ARB hearing?

Yes. TCAD typically offers one informal meeting. You may receive a settlement offer in the portal that you can accept to conclude your protest informal overview.

Should I order a certified appraisal?

If the timing works and your unit’s appraised value is at or under 1 million dollars, a certified appraisal delivered before the hearing can raise the district’s burden of proof at ARB, which can help your case burden of proof.

What if I lose at the ARB?

You can appeal through district court or binding arbitration. Consider the filing deadlines and costs before moving forward Comptroller arbitration overview.

Which sales comps carry the most weight for a downtown condo?

Same-building sales with clear adjustments for floor, view, parking, storage, size, and finish level. Use peer towers only if you need more data market-data approach.

Is there anything else I should know before the hearing?

Keep your presentation short and data rich. Lead with your requested value, top 3 exhibits, and why the district’s comps miss key condo factors. TCAD posts ARB procedures and you can request a virtual hearing if needed ARB procedures.