Real anonymized packet · 78757

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Every section of a real packet, annotated. No mockups, no placeholders. Scroll through the core documents a Travis County homeowner uses to file with TCAD.

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Sample property

4520 Demo Ave, Austin, TX 78757

4 bed / 3.5 bath · 3,259 sq ft · Built 2022 · R4 construction

TCAD proposed value
$1,568,195
Requested market value
$1,450,000
Estimated annual savings
$2,828
1

Document 1 of 3

Your Submission Packet

Upload this to TCAD as your evidence. Editable .docx so you can drop in photos before filing.

Packet · CoverFightMyAppraisal sample

Property Tax Protest — Evidence and Opinion of Value

Property:
4520 Demo Ave, Austin, TX 78757
Property ID:
229824
Tax Year:
2026
TCAD Proposed Market Value:
$1,568,195
Owner's Opinion of Value:
$1,450,000
Packet · Opinion of ValueFightMyAppraisal sample

What I'm Asking For

I'm requesting that TCAD reduce the 2026 market value of this property from $1,568,195 to $1,450,000. That number isn't arbitrary — it's based on what comparable homes in 78757 actually sold for around the January 1 valuation date.

Packet · Comparable SalesFightMyAppraisal sample

Comparable Sales in 78757

These are the three most relevant sales I could find. The first two closed before January 1, 2026 and are the primary evidence. The third closed shortly after and confirms the same price range. All three are 4-bed/3-bath homes with similar newer construction in the same zip code. None of them sold for anywhere near $1,568,195 — the highest among all three was $1,449,000.

Address
7103 Daugherty St
Sale Date
12/02/2025
Sale Price
$1,399,000
Sq Ft
2,864
Why It Matters
Pre-Jan 1 comp. Similar newer construction, sold $169K below TCAD value.
Address
1812 Aggie Ln
Sale Date
11/14/2025
Sale Price
$1,449,000
Sq Ft
2,751
Why It Matters
Pre-Jan 1 comp. Closed $119K below TCAD value.
Address
3102 Hunt Trl
Sale Date
02/18/2026
Sale Price
$1,449,000
Sq Ft
3,105
Why It Matters
Near-date confirming sale. Still below TCAD value weeks after Jan 1.
Packet · Equal & UniformFightMyAppraisal sample

Equal and Uniform Analysis

Comparing on a price-per-square-foot basis, the median PPSF across nearby TCAD equity comps is $470. Applied to my 3,259 sq ft home, that implies a market value of $1,531,000 — and the lowest comp PPSF of $429 implies $1,398,000. Under Texas Tax Code §41.43, I am asking that my property be treated consistently with similar nearby homes.

Address
7103 Daugherty St
Sq Ft
2,864
Class
—
TCAD Value
$1,399,000
$/Sq Ft
$488
Why It Matters
Similar newer construction. TCAD values it well below subject's PPSF.
Address
1812 Aggie Ln
Sq Ft
2,751
Class
—
TCAD Value
$1,449,000
$/Sq Ft
$527
Why It Matters
Same bed/bath count, slightly smaller footprint. Comparable equity benchmark.
Address
3102 Hunt Trl
Sq Ft
3,105
Class
—
TCAD Value
$1,449,000
$/Sq Ft
$467
Why It Matters
Near-date 2026 TCAD value with closely matching size. Strong PPSF anchor.

Subject property: R4 class, 3,259 sq ft in 78757.

Packet · Equity Comp SelectionFightMyAppraisal sample

Equity Comp Selection — Excluded Properties

TCAD's equity-comp pool was reviewed in full. The properties below were considered and excluded from the analysis for the reasons listed. This selection is documented to demonstrate the analysis is rigorous, not selective.

Construction class R1 vs subject's R3 — different tier of finish-out (2 excluded):

  • • 7510 Burnet Rd — 4,100 sq ft · class R1
  • • 1218 Justin Ln — 3,850 sq ft · class R1

Outside sqft band (subject 3,259 sq ft, ±60% = 1,304–5,214) (2 excluded):

  • • 1308 Karen Ave — 6,200 sq ft
  • • 1102 Justin Ln — 1,100 sq ft

No street number — likely vacant lot or non-residential record (1 excluded):

  • • Cedar St (lot only)
Packet · Lines of EvidenceFightMyAppraisal sample

Lines of Evidence

4 independent arguments support the requested value. Each rests on different evidence and stands on its own.

1. Comparable sales support the requested value

Claim: Three pre-Jan 1, 2026 sales of similar 78757 homes establish a $1,399K–$1,449K market range — none reach TCAD's $1,568,195.

The strongest evidence comes from three verified sales of similar 78757 homes. 7103 Daugherty St (4-bed, 2,864 sq ft) closed at $1,399,000 on December 2, 2025 — about $169,000 below TCAD's proposed value. 1812 Aggie Ln (4-bed, 2,751 sq ft) closed at $1,449,000 on November 14, 2025. Both pre-date the January 1, 2026 valuation date. A third sale, 3102 Hunt Trl, closed at $1,449,000 in February 2026 — confirming the same range continued post-valuation. None of these properties sold for anywhere near $1,568,195. The highest of the three was $1,449,000.

2. Equal-and-uniform: TCAD's own data supports a lower value

Claim: Median PPSF across nearby TCAD equity comps is $470, implying a value of $1,531,000 for the subject's 3,259 sq ft — well below the proposed $1,568,195.

Texas Tax Code §41.43 requires that my property be appraised consistently with comparable properties. The median PPSF across TCAD's own equity comps in this market area is $470. Applied to my 3,259 sq ft, that implies a value of $1,531,000. The lowest comp PPSF is $429, implying $1,398,000. My requested value of $1,450,000 sits comfortably within that range — and well below the proposed $1,568,195, which would require a PPSF of $481, above the median.

3. Broader market data shows softening conditions

Claim: Citywide median price down 5% YoY and Travis County down 6.3% as of January 2026; close-to-list ratio of 90.8% confirms buyer-side leverage.

Broader market data confirms the case. The City of Austin median residential sale price fell 5.0% year-over-year as of January 2026, and Travis County fell 6.3%. The average close-to-list ratio is 90.8% — buyers are negotiating roughly 9% off list price. With prices declining and buyers in a stronger position, a proposed value that exceeds every relevant comparable sale by $119K–$169K can't be reconciled with what the market actually supports.

4. TCAD's own sales-ratio study confirms over-assessment

Claim: TCAD's 2025 mass-appraisal report shows a county-wide median ratio of 1.06 — TCAD valuations have run 6% above actual market sales.

TCAD's own 2025 Mass Appraisal Report shows a county-wide median sales ratio of 1.06 — meaning TCAD's assessed values have been running 6% above actual market sales. That's TCAD's own data acknowledging the modeling overshoot. Applied to a $1,568,195 proposed value, the 6% adjustment alone implies a corrected value of approximately $1,479,000 — already within striking distance of my requested $1,450,000.

Packet · Detailed Statistical AnalysisFightMyAppraisal sample

Detailed Statistical Analysis

Subject price-per-square-foot: $481. Comp set median: $470, mean: $472, range: $429–$511, std-dev: $24. Subject sits at the 73th percentile of the comp set.

Three ask scenarios

Scenario
Aggressive
PPSF
$429
Implied Value
$1,398,111
Rationale
Lowest comp PPSF × subject sqft. Strongest defensible reduction; opens negotiation room.
Scenario
Balanced
PPSF
$470
Implied Value
$1,531,730
Rationale
Median comp PPSF. Most defensible at hearing — appraiser cannot easily attack the median.
Scenario
Conservative
PPSF
$491
Implied Value
$1,600,169
Rationale
75th percentile of comp PPSF. Highest probability of acceptance with smallest savings.

Time-adjustment math

Address
7103 Daugherty St
Sale Date
12/02/2025
Raw Price
$1,399,000
Trend/mo
-0.40%
Months
1
Adjusted Price
$1,393,404
Address
1812 Aggie Ln
Sale Date
11/14/2025
Raw Price
$1,449,000
Trend/mo
-0.40%
Months
2
Adjusted Price
$1,437,432
Packet · Broader Market ConditionsFightMyAppraisal sample

Broader Market Conditions

It's not just my comps. The overall Austin market was softer heading into 2026. Median prices were down year-over-year and homes were closing at roughly 91 cents on the dollar versus list price. When the broader market is declining and buyers are negotiating 9% off list price on average, a proposed value that exceeds every relevant comp by $119K–$169K doesn't hold up.

TCAD 2025 sales-ratio study: median ratio 1.06 — TCAD valuations ran 6% above actual market sales county-wide.

Area
City of Austin
Indicator
Median residential sale price
Value
$522,500 (-5.0% YoY)
Period
January 2026
Source
Unlock MLS Housing Report
Area
City of Austin
Indicator
Average close-to-list ratio
Value
90.8%
Period
January 2026
Source
Unlock MLS Housing Report
Area
Travis County
Indicator
Median residential sale price
Value
$445,000 (-6.3% YoY)
Period
January 2026
Source
Unlock MLS Housing Report
Area
Austin Metro
Indicator
Buyer's-market ranking
Value
130% more sellers than buyers
Period
September 2025
Source
Redfin Market Report
Packet · Statutory BasisFightMyAppraisal sample

Statutory Basis for This Protest

This protest invokes both the market-value standard under §23.01 and the equal-and-uniform standard under §41.43(b)(3). The market sales section establishes that comparable homes near the January 1 valuation date sold for less than the proposed value. The equity comps section establishes that similarly-sized, similarly-classed properties in the same zip code carry lower TCAD values on a price-per-square-foot basis. Either standard, considered alone, supports a reduction; together they make a strong case.

Tex. Tax Code §41.41(a)(1) — Right to Protest Determination of Appraised Value

A property owner is entitled to protest before the appraisal review board the determination of the appraised value of the owner's property.

Tex. Tax Code §41.41(a)(2) — Right to Protest Unequal Appraisal

A property owner is entitled to protest unequal appraisal of the owner's property.

Tex. Tax Code §23.01(a) — Market Value as of January 1

Except as otherwise provided by this chapter, all taxable property is appraised at its market value as of January 1.

Tex. Tax Code §41.43(b)(3) — Equal-and-Uniform Standard

A protest on the ground of unequal appraisal shall be determined in favor of the protesting party unless the appraisal district establishes that the appraised value of the property is equal to or less than the median appraised value of a reasonable number of comparable properties appropriately adjusted.

Packet · Bottom LineFightMyAppraisal sample

Bottom Line

The best comparable sales — all in 78757, all similar construction, all near the valuation date — landed between $1,399,000 and $1,449,000. The broader market data confirms pricing was soft. A requested value of $1,450,000 is at the top of that comp range, which I think is fair to both sides.

Requested market value: $1,450,000

Packet · SourcesFightMyAppraisal sample

Sources

  1. 1

    TCAD 2026 Notice of Appraised Value for the subject property (proposed value: $1,568,195; protest deadline: May 15, 2026)

  2. 2

    7103 Daugherty St — Zillow sale history and Redfin/Unlock MLS listing

    https://www.redfin.com/TX/Austin/7103-Daugherty-St-78757

  3. 3

    1812 Aggie Ln — Zillow sale history and Redfin/Unlock MLS listing

    https://www.zillow.com/homedetails/1812-Aggie-Ln-Austin-TX-78757

  4. 4

    3102 Hunt Trl — Zillow sale history and Redfin/Unlock MLS listing

    https://www.redfin.com/TX/Austin/3102-Hunt-Trl-78757

  5. 5

    Unlock MLS January 2026 Central Texas Housing Report

    https://unlockmls.com

  6. 6

    Redfin September 2025 Buyer and Seller Report

    https://redfin.com

The full packet includes the complete source appendix with every cited URL.

2

Document 2 of 3

Hearing Talking Points

If TCAD invites you to an informal meeting, bring this. Q&A, cheat sheet, what NOT to say — all tailored to your case.

Packet · Hearing PrepFightMyAppraisal sample

Anticipated Counter-Arguments and Responses

If TCAD says…
Your comps are smaller homes — they don't compare apples-to-apples.
Respond with…
I normalized on price-per-square-foot, which controls for size. The PPSF gap holds across all three comps regardless of footprint.
If TCAD says…
Sales after January 1 don't count for valuation.
Respond with…
Two of my three comps closed in November and December 2025 — pre-Jan 1. I included the post-Jan 1 sale only as a trend confirmation.
If TCAD says…
Those homes are in a different market area or class.
Respond with…
All three comps are in 78757, all are 4-bed/3-bath newer construction. Construction class and zip-code match are documented in the equity comps table.
If TCAD says…
Median sale prices in your zip have actually held up year-over-year.
Respond with…
Citywide median is down 5% YoY and Travis County is down 6.3%. The MLS close-to-list ratio is 90.8% — buyers are negotiating real discounts.
If TCAD says…
We use mass-appraisal modeling, not individual sales.
Respond with…
Tex. Tax Code §23.01 requires market value as of January 1 — your model has to be reconcilable with actual sales near that date. Mine are.

Talking-points cheat sheet

  • Anchor on $1,450,000 — the top of the comp range — not on the percentage reduction.
  • Lead with the two pre-Jan 1 sales; mention the Feb 18 sale only as confirming trend.
  • If asked about condition, reference the property-specific evidence section.
  • Stay calm; the appraiser's first counter is usually a size or class objection — your PPSF math handles both.

What NOT to say

  • ×Don't argue your tax bill is too high — that's policy, not value.
  • ×Don't argue your neighbor's appraisal — only your own value is at issue.
  • ×Don't bring up Zestimates or non-MLS automated values; the appraiser will dismiss them.
  • ×Don't accept the first counteroffer reflexively — they expect negotiation.
3

Document 3 of 3

Filing Checklist

Step-by-step what to do, in 1 page. From 'find your owner ID' to 'save the confirmation number.' Print it or read it on your phone.

Packet · Filing ChecklistFightMyAppraisal sample

TCAD Filing Checklist

Property:
4520 Demo Ave, Austin, TX 78757
Property ID:
229824
Owner's Opinion of Value:
$1,450,000

Step-by-step

  • Locate your Notice of Appraised Value. Find your owner ID + PIN.
  • Go to traviscad.org and click 'File a Protest.'
  • Sign in with your owner ID and PIN.
  • Select your property and click 'File an Online Protest.'
  • Choose Market Value. Choose Unequal Compared to Other Properties only if the packet includes an Equal and Uniform section.
  • Enter your Owner's Opinion of Value: $1,450,000.
  • Upload the Submission Packet PDF as your supporting evidence.
  • Save the confirmation number TCAD provides.
  • Wait for TCAD's response (~10 business days).

Standard filing deadline: May 15, 2026. After that, use this for already-filed protests, late-notice windows, or TCAD review/hearing prep.

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