How do I protest my Dallas County property tax appraisal?

Each year, the Dallas Central Appraisal District (DCAD; 2949 N. Stemmons Freeway, Dallas TX 75247; 214-631-0910; dallascad.org) mails a Notice of Appraised Value to property owners. If you believe the appraised value exceeds your property's market value, you have the right to protest. Deadline: File your protest notice with the Dallas Appraisal Review Board (ARB) no later than May 15 of the tax year, or 30 days after the date the Notice of Appraised Value was mailed, whichever is later. You can file online through DCAD's e-protest portal, by mail, or in person. Process: Most cases begin with an informal hearing — a meeting with DCAD staff where you present your evidence (recent comparable sales of similar properties, an independent appraisal, information about the property's condition or issues). Many protests settle at this stage. If you can't reach agreement, the case goes to a formal hearing before the ARB — an independent board separate from DCAD. You present your evidence, DCAD presents its, and the ARB issues a binding order. Appealing beyond the ARB: If you disagree with the ARB's determination, you may appeal to Collin County District Court (for properties over $1 million commercial) or through binding arbitration (for residential homesteads and commercial properties appraised under $5 million). Property tax consultants and attorneys who work on a contingency percentage-of-savings basis can represent owners through the protest process at no upfront cost. Given Dallas property appreciation, protests have become standard practice and often succeed with good comparable-sales evidence.

What does Texas's homestead protection mean for my Dallas home?

Texas's homestead protection has two distinct components that together make a primary residence one of the safest assets to hold in Texas. Forced-sale protection (Tex. Const. Art. XVI; Tex. Prop. Code Ch. 41): Your primary residence cannot be seized or forced into sale to satisfy most judgments against you. This protection applies to a broad category of unsecured creditors — credit card companies, medical providers, civil judgment holders, contractors who did not properly file a lien — none of whom can touch your homestead. The only exceptions are narrow and specific: the purchase-money lender (your mortgage), a properly filed mechanic's or materialman's lien for work done on the property (important for contractors), property tax liens, and a valid Texas home equity loan that meets strict constitutional requirements. This protection is automatic — you do not need to file for bankruptcy or take any action to claim it. Property tax exemption: The Tex. Tax Code §11.13 homestead exemption reduces your school district taxable value by $40,000 for your primary residence. Collin County, Dallas County, and most incorporated cities in the county offer additional optional exemptions on top of the state minimum. Homeowners 65 or older or with a qualifying disability receive an absolute ceiling on school district taxes — the amount cannot increase even if the property's value rises, providing predictability in retirement. You must file an exemption application with DCAD; the application requires evidence that the property is your principal residence on January 1 of the tax year (typically a Texas driver's license, vehicle registration, or voter registration at the property address). File by April 30 of the first year you qualify.

I'm a landlord in Dallas. What are my rights when a tenant doesn't pay rent?

Texas provides landlords with a relatively efficient eviction process, and Dallas County is no exception. The key points for Dallas landlords dealing with non-paying tenants: Notice to vacate: Before filing for eviction, Texas law requires a written notice to vacate. For non-payment of rent, Tex. Prop. Code §24.005 requires only three days' written notice (unless the lease provides for longer). Deliver the notice by personal delivery, by mail, or by affixing it to the door in a conspicuous place. Do not skip this step — if you file without proper notice, the case will be dismissed. Forcible detainer petition: After the notice period expires without the tenant vacating or paying, file a forcible detainer petition (eviction lawsuit) at the Justice of the Peace court for the precinct where the property is located. Dallas County has multiple JP precincts, and the correct court depends on the property's address. Filing fees are modest. The JP court sets a hearing typically within 10 to 21 days. The hearing: At the JP court hearing, you present the lease, proof of service of the notice, and evidence of non-payment. If the court rules in your favor, it issues a judgment for possession. The tenant has five days to appeal to the county court; if no appeal, you may obtain a writ of possession after the five-day period. Do not engage in self-help eviction: Changing locks, removing the tenant's belongings, or cutting off utilities before a court order is illegal in Texas — Tex. Prop. Code §92.0081 allows the tenant to recover a month's rent plus $500 in statutory damages, actual damages, attorney fees, and court costs. Follow the legal process. Texas has no rent control, so you may raise rent at lease renewal with appropriate notice.

I'm buying property in Dallas County. What should I know about title insurance and closing?

Texas residential closings are typically handled by title companies, not attorneys. The title company performs the title search, issues a title commitment and final owner's title insurance policy, holds earnest money in escrow, coordinates with lenders for the lender's title policy, and conducts the actual closing at which documents are signed and funds are disbursed. Title insurance rates in Texas are set by the Texas Department of Insurance (TDI) — meaning every title company charges the same premium for a given property value. The choice of title company affects service quality and convenience, not price. An owner's title policy (typically paid by the seller in Dallas County transactions, per local custom, though this is negotiable) protects the buyer against defects in title, including prior undisclosed liens, fraud in the chain of title, and certain boundary disputes. The lender's title policy (paid by the buyer and required by most lenders) protects the lender's interest. Survey: Most lenders require a current survey of the property. An ALTA/NSPS survey is the most comprehensive type and required for commercial transactions and many residential lender requirements. The survey confirms boundary lines, identifies easements, and flags any encroachments — important in Dallas's older neighborhoods where boundary disputes and encroaching structures are not unusual. Environmental due diligence: For commercial property acquisition in Dallas County, a Phase I Environmental Site Assessment (ESA) is standard. Dallas has significant industrial history, and former gas stations, dry cleaners, auto shops, and manufacturing sites may have soil or groundwater contamination that becomes the new owner's liability after purchase. Phase I identifies recognized environmental conditions (RECs); Phase II involves actual sampling to confirm or quantify contamination.

What is a Texas home equity loan and how is it different from a regular mortgage?

Texas home equity loans are governed by Article XVI, Section 50(a)(6) of the Texas Constitution — among the most restrictive in the country — which was designed to protect homeowners from predatory lending practices. Understanding these restrictions is important for any Dallas homeowner considering borrowing against their home's equity. Key restrictions unique to Texas home equity loans: (1) The total debt secured by the homestead (including the home equity loan) cannot exceed 80% of the property's fair market value at the time the loan is closed. (2) The borrower can only have one home equity loan on the property at a time. (3) There is a mandatory 12-day waiting period between the loan application and closing — you cannot close sooner. (4) The borrower can rescind (cancel) the loan within three business days after closing with no penalty. (5) The loan must be non-recourse — if you default and the property value is insufficient to cover the debt after foreclosure, the lender cannot pursue your other assets for the deficiency (unlike with some regular purchase-money mortgages). (6) Only a court can order the foreclosure of a Texas home equity loan — non-judicial foreclosure is not available, providing an additional procedural protection. These protections make Texas home equity lending more protective for borrowers than in most states. However, the limitations also mean that some financial institutions offer home equity products in Texas under different structures (HELOCs, cash-out refinances) that may have different terms. Compare any proposed loan carefully against these constitutional requirements, and consider consulting a Texas real estate attorney before executing any document encumbering your homestead.

Real Estate Law in Dallas County, Texas

Dallas County real estate law operates in one of the most active and appreciating property markets in the United States. Dallas is one of the top five destination metros for corporate relocation and population migration, driving extraordinary demand in both residential and commercial real estate and generating constant development, redevelopment, and transaction activity. Texas uses a deed of trust (not a mortgage) for secured property financing: the borrower conveys legal title to a third-party trustee as security for the lender's loan, and in the event of default, Texas law allows non-judicial foreclosure — the trustee sells the property at a public auction without court involvement, and the entire process from notice of default to foreclosure sale can be completed in as little as three weeks. Foreclosure sales occur on the first Tuesday of each month at the courthouse; notice is posted at the Dallas County Courthouse (600 Commerce St., Dallas TX 75202) and published in a local newspaper. This is among the most borrower-adverse foreclosure processes in the country, making early response to any default notice essential.

The Dallas Central Appraisal District (DCAD; 2949 N. Stemmons Freeway, Dallas TX 75247; 214-631-0910; dallascad.org) appraises all real property in Dallas County for ad valorem tax purposes. Dallas's rapidly appreciating real estate market has made property tax protests one of the most economically significant legal activities in the county — homeowners, landlords, and commercial property owners routinely challenge DCAD appraisals to reduce their tax burden. Protests are filed with the Dallas Appraisal Review Board (ARB) by May 15 of each tax year (or 30 days after the notice of appraised value, whichever is later). An informal hearing with DCAD staff often precedes the formal ARB hearing, and many protests settle at the informal stage. If the ARB determination is unsatisfactory, the property owner can appeal to district court, through binding arbitration (for properties under $5 million or residential homesteads), or through SOAH for larger commercial properties. Given the pace of Dallas property appreciation, property tax burdens have increased significantly and protests have become a standard annual practice for many owners.

Texas homestead protections provide among the strongest asset-protection benefits in the country for a primary residence. The Texas Constitution (Art. XVI, §50) protects the homestead from forced sale by most creditors — a judgment creditor cannot force the sale of a Dallas homeowner's primary residence to collect on the judgment. The only exceptions allowing a lien on or forced sale of a homestead are the purchase-money lien (the mortgage lender), a valid home equity loan complying with strict constitutional requirements (§50(a)(6)), a property tax lien, a mechanic's or materialman's lien for work done on the property itself, and a few others. This means an unexpected debt — medical bills, credit card debt, a civil judgment — cannot touch the homestead. For property tax purposes, Tex. Tax Code §11.13 provides a $40,000 school district homestead exemption on the principal residence, plus optional county and city exemptions, and a school-tax ceiling for homeowners 65 or older or with a qualifying disability. Applications for homestead exemptions are filed with DCAD.

Commercial real estate in Dallas County — office, retail, industrial, and multifamily — is governed by standard Texas law on deeds, title, landlord-tenant relations, and commercial leasing, but with specific Dallas-area nuances. The commercial real estate market in Dallas has undergone dramatic shifts: the urban core has seen significant office vacancy increases due to remote-work trends even as suburban submarkets (Uptown, the Galleria area, Las Colinas in Irving just across the county line) remain active. Multifamily development in Dallas is among the most active in the country. Commercial landlord-tenant disputes — lease termination, build-out obligations, common area maintenance (CAM) reconciliations, and percentage-rent calculations — are common in Dallas County courts. Texas does not allow rent control for residential properties (Tex. Loc. Gov't Code §214.902 preempts local rent ordinances), so residential landlords may increase rent at lease renewal without legal limitation beyond their own lease agreements and market conditions.

Dallas County has a robust title insurance market governed by TDI rate regulation — rates are set statewide, so all title companies charge the same premium for a given transaction. Closings in Dallas County are typically handled by title companies (not attorneys as in some states), and the title company holds earnest money, conducts the title search, issues the title commitment and final policy, and manages the closing and disbursement of funds. Texas Real Estate Commission (TREC) promulgated contracts govern most residential transactions. The Collin County Clerk's office records instruments at 972-548-4185, but for Dallas County, recording is done through the Dallas County Clerk (214-653-7099; dallascounty.org/courts/county-clerk), which records deeds, deeds of trust, and other instruments affecting title. Environmental issues — including the presence of old underground storage tanks and contamination from Dallas's many former industrial sites — affect commercial transactions in certain areas and require environmental due diligence (Phase I and Phase II assessments) before acquisition.

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