Property Tax Protection Program

Judicial Appeals by Property Type Webb CountySource: Texas Comptroller, compiled by O’Connor, and not affiliated with any appraisal district.

Judicial Appeals
2012 2013 2014 2015 2016 2017 2018
Total Number of lawsuits 11 13 13 16 17 25 18
Single Family Residential 1 1
Multi Family Residential 1 1
Commercial real and personal property 10 10 10 20 15
All Other 2 5 7 4 2

Texas property owners should protest annually since You can’t evaluate the strength of your appeal until you obtain the hearing evidence file. You have to protest to obtain the hearing evidence file (available free upon request via U.S. mail).

Webb County Judicial Appeals
of ARB Hearing

Judicial appeals at Webb County and other Texas appraisal districts provide a fresh chance to energize the property tax appeal process. The volume of protests is large (over 1.8 million in Texas in 2018). Limited staff at appraisal districts is sometimes unable to give adequate attention to complex valuation issues. Most appraisal districts and ARBs do not consider unequal appraisal evidence. So, for most property owners, if you want to appeal on unequal appraisal, a judicial appeal is your option. This is exacerbated since binding arbitration is not considered a reliable alternative for appeals on unequal appraisal.

The average value for a property in a property tax judicial appeal in Texas in 2018 was $13,436,353; that is 18 times O’Connor’s commercial threshold of $750,000 for judicial appeals. O’Connor is an order of magnitude more aggressive in using all available options to reduce our client’s property taxes. O’Connor reduced client property taxes by an estimated $95 million in 2019.

Property tax appeals without judicial appeals when appropriate is only doing half the job.

Webb CAD Judicial Appeals Filed By Property Type

Webb County Appraisal District judicial appeals focus primarily on commercial properties. Unlike informal hearings and ARB hearings, the volume of commercial judicial appeals far exceeds the judicial appeals for homes. It simply is not financially feasible to pursue a judicial appeal for most houses.

Value Involved in Judicial Appeals - Webb CountySource: Texas Comptroller, compiled by O’Connor, and not affiliated with any appraisal district.

Billions of $
2014 2015 2016 2017 2018
Value of All Judicial Appeals 0.13 0.16 0.16 0.25 0.79
Single Family Res 0.0004 0.001
Multi Family Res 0.0044 0.0044
Commercial 0.1055 0.1134 0.1116 0.2112 0.1533
All Other 0.02 0.04 0.05 0.04 0.63

Texas property owners should protest annually since An annual appeal minimizes property taxes, sometimes well below market value.

Webb CAD Value Involved in Judicial Appeals

Webb County Appraisal District market value for judicial appeals is far higher for commercial / industrial compared to single-family. There are a variety of factors here:

  • 1. The costs of filing fee, attorney and expert witnesses discourage most home owners.
  • 2. The values of commercial property often exceed $4 million, while few homes exceed such a value.
  • 3. Webb County property owners with an issue on unequal appraisal after the ARB have no real option except a judicial appeal. Unequal appraisal is not typically considered at the informal hearing. Unequal appraisal is rarely considered at the formal hearing. So the primary option for unequal appraisal is a judicial appeal.

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