Dallas Property Tax: Rates, Deadlines & DCAD Appeal (2026)

Direct answer: For most Dallas homeowners, the 2026 real-property protest deadline was May 15, 2026: DCAD mailed real-property notices on April 14, 2026, and listed May 15, 2026 as the protest deadline. File with the Appraisal Review Board of Dallas County through DCAD’s uFile Online Protest and Settlement System, or mail/hand-deliver a written protest to 2949 N. Stemmons Freeway, Dallas, TX 75247; DCAD says protests are not accepted by fax or email. (dallascad.org)

How assessments work in Dallas

Dallas property tax starts with Dallas Central Appraisal District (DCAD), not the City of Dallas or Dallas County Tax Office. DCAD appraises property for 61 local governing bodies in Dallas County; those entities later adopt tax rates, and the Tax Office bills/collects for many of them. (dallascad.org)

Texas appraisal districts value taxable property at market value as of January 1. In practice, DCAD uses mass appraisal: it groups similar properties by location, age, size, construction, condition and other traits, then tests those models against sales and other market data. Texas law requires reappraisal at least once every three years, but Dallas is not on a simple “one neighborhood every three years” schedule: DCAD’s 2026-2027 preliminary budget says 60% of accounts were reappraised for 2026, versus 40% in 2025 and 80% in 2024. (comptroller.texas.gov)

For 2026, DCAD’s first real-property mailing covered residential and commercial accounts. Notices were mailed April 14, 2026; each account’s 2026 appraisal notice and protest form were available at the account level on DCAD’s website. DCAD also certified 2026 appraisal-roll data at certification on July 24, 2026, which matters because values begin moving from “proposed” to the tax-rate/billing phase after protest season. (dallascad.org)

Two value numbers matter. Market value is DCAD’s estimate of what the property would sell for. Appraised value may be lower if a cap applies. A residence homestead generally cannot increase more than 10% per year after the cap has taken effect, excluding new improvements; DCAD’s 2026 notices also describe the temporary 20% “circuit breaker” cap for qualifying non-homestead real property valued at $5,320,000 or less. (dallascad.org)

Whether you should appeal

Appeal if your notice is wrong in a way that changes value or taxability. DCAD’s own protest guide gives Dallas-specific examples: wrong building or lot size, hidden defects such as foundation damage, plumbing problems or flooding, comparable sales below your noticed value, unequal appraisal compared with similar properties, denial of an exemption, wrong ownership, or wrong taxing units. (dallascad.org)

Do not protest just because the tax bill feels high. The ARB can change the appraisal record; it cannot lower a City of Dallas, Dallas ISD, Parkland, Dallas College or Dallas County tax rate. For a City of Dallas home in Dallas ISD with no PID, the latest adopted 2025 rates total 2.226710 per $100: City of Dallas 0.698800, Dallas ISD 0.993835, Dallas County 0.215500, Dallas College 0.106575 and Parkland Hospital 0.212000. (dallascounty.org)

Worked savings example: assume a Dallas homestead in Dallas ISD has enough taxable value that a protest reduction actually flows through. If you reduce the appraised value by $30,000, the estimated annual savings is about $564 using 2025 rates and common Dallas homestead options: the City, County, Parkland and Dallas College each show a 20% optional homestead exemption, so only $24,000 of the reduction is taxable for those units; Dallas ISD shows a 10% local option plus the fixed school homestead exemption, so about $27,000 of marginal value is taxed by DISD. If you do not have a homestead exemption, the same $30,000 reduction at the full 2.226710 rate would be about $668. Your result can differ if you are in Richardson ISD, Garland ISD, a PID, or if your market value remains above your capped appraised value. (dallascad.org)

Also check exemptions before or during an appeal. Texas now requires a $140,000 school-district residence homestead exemption, and school districts provide an additional $60,000 exemption for age-65-or-older or disabled homeowners. Dallas County, Parkland and Dallas College list 20% optional homestead exemptions; City of Dallas lists 20%; Dallas ISD lists 10%. Filing a homestead application with DCAD is free. (comptroller.texas.gov)

Published outcome data is limited. DCAD says the Dallas County ARB received over 250,000 protests for 2026 and that hearings would likely continue through September. DCAD provides ARB data files on its Data Products page, but it does not publish a clean homeowner “success rate” or median reduction summary suitable to quote without doing a separate data analysis. (dallascad.org)

Step-by-step how to file

1. Find your account on DCAD. Search your property on DCAD and open your 2026 appraisal notice. The notice includes your property account number, noticed value and protest deadline. If you received a notice, your PIN for uFile is on the notice. (dallascad.org)

2. Choose the form. The practical DCAD form is the protest portion of your Notice of Appraised Value/Notice of Protest at the account level. The statewide official form is Comptroller Form 50-132, Property Owner’s Notice of Protest for Counties with Populations Greater than 120,000. DCAD also says an official form is not strictly required if your written notice identifies the owner, property and dissatisfaction with a DCAD action. (comptroller.texas.gov)

3. File by the deadline. For 2026 residential and commercial real property, file by May 15, 2026. Online uFile had to be submitted before midnight; mailed protests needed a post-office cancellation mark by midnight; hand-delivered protests had to be in the office before DCAD locked the doors at 5:00 p.m. (dallascad.org)

4. Use the right filing method. DCAD’s preferred method is uFile Online Protest from your property account. You can also mail or hand-deliver a written protest to Dallas Central Appraisal District, 2949 N. Stemmons Freeway, Dallas, TX 75247. DCAD states the ARB will not accept protest filings by fax or email; email is for evidence, not for starting the protest. A 24/7 drop box is available at DCAD’s office for protest/evidence delivery. (dallascad.org)

5. Upload or submit evidence. Give your opinion of value and attach proof: closing statement, photos, repair bids, sales comps, appraisal, survey, floorplan correction, or equal-and-uniform comparisons. DCAD’s uFile settlement review works best when you submit both evidence and a requested value. Evidence for an ARB hearing can be emailed to arbdocs@dcad.org; DCAD recommends sending it before the hearing, and its 2026 ARB notice page asks for evidence as soon as possible and at least one business day before the scheduled hearing. (dallascad.org)

There is no fee to file a regular DCAD/ARB protest. Costs can appear later only if you request copies, appeal after the ARB, or choose binding arbitration/SOAH; DCAD lists binding-arbitration deposits starting at $450 for a homestead valued at $500,000 or less, and a $1,500 SOAH filing fee. (dallascad.org)

What happens after

After you file, DCAD may conduct an informal review before the formal hearing. If staff agrees with your evidence, you can settle without appearing before the ARB. DCAD specifically encourages homeowners to use uFile because it streamlines staff review and online settlement offers for many residential accounts. (dallascad.org)

If no settlement occurs, the Appraisal Review Board of Dallas County hears the protest. It is a separate body from DCAD, made up of citizens authorized to resolve disputes between taxpayers and the appraisal district. DCAD’s guide says there can be up to 120 Dallas County ARB members, and the ARB’s decisions are binding only for the tax year at issue. (dallascad.org)

You should receive at least 15 days’ notice of the hearing date, time and location. For 2026, DCAD warned that because of more than 250,000 protests, not all accounts had been scheduled and ARB hearings would likely continue through September 2026. (dallascad.org)

A formal Dallas ARB hearing is short. DCAD describes it as court-like but less formal: introduction, evidence from DCAD and the owner, rebuttal, then a decision. Each side usually gets 5–7 minutes, the entire hearing usually takes about 15 minutes, and the owner generally knows the panel’s recommendation before leaving. After approval by the full board/quorum process, the ARB sends a written Notice of Final Order by certified mail or approved electronic delivery. (dallascad.org)

You do not have to appear in person. DCAD lists four choices: telephone hearing, in-person appearance, authorized representative, or submitting evidence by mail/email. Form 50-132 also supports hearing-type elections, including telephone or videoconference with affidavit evidence. (dallascad.org)

Local tips

• Lead with facts DCAD can verify. The strongest homeowner files in Dallas usually include one clean value argument: recent nearby sales, a recent purchase price, or condition problems with photos and bids.
• Check the cap before estimating savings. If your homestead market value is $500,000 but capped appraised value is $420,000, a reduction to $470,000 may not save tax this year.
• Use DCAD’s own evidence. Once scheduled, your hearing notice PIN lets you see DCAD’s evidence, including residential neighborhood value review data and sales used to support value. (dallascad.org)
• Email evidence, not protests. Protest filings are not accepted by email, but evidence can go to arbdocs@dcad.org.
• Missed the May 15 deadline? A late protest requires good cause and generally must be filed before the ARB approves the appraisal records. DCAD says forgetting the deadline or not knowing it is not good cause; hospitalization is its example of a possible good-cause reason. (support.dallascad.org)

Dallas Property Tax Rate

Tax year 2025 adopted Dallas County tax rate: $0.215500 per $100 assessed valuation, consisting of $0.208765 M&O and $0.006735 debt; the City of Dallas adopted rate shown on the county truth-in-taxation table is $0.698800 per $100, and an individual Dallas property tax bill will also include the parcel’s applicable school and special-district rates.

Source: https://www.dallascounty.org/departments/tax/truth-taxation.php

When Are Property Taxes Due in Dallas?

Taxes are due and payable on October 1 and become delinquent if not paid on or before January 31. Dallas County accepts partial payments in any amount at any time; qualified homeowners with an Over-65, Disabled, or Disabled Veteran exemption may pay in four equal installments without penalty and interest if each installment is paid by its due date and the first installment is paid by January 31.

This is not the same as the assessment appeal deadline above. The appeal deadline is your window to contest your assessed value; the payment due date is when the resulting tax bill must be paid. Missing one does not affect the other, but missing either has real consequences — one forfeits your right to appeal for the year, the other can trigger penalties and interest.

Source: https://www.dallascounty.org/departments/tax/deadlines-delinquency.php; https://www.dallascounty.org/departments/tax/payment-arrangements.php

Property Tax Exemptions in Dallas

• General Residence Homestead Exemption — An individual with an ownership interest in the home who uses it as the individual’s principal residence and does not claim another residence homestead exemption.. School districts must provide a $140,000 residence homestead exemption; local taxing units may adopt an optional exemption up to 20% of appraised value, but not less than $5,000; counties collecting farm-to-market or flood-control taxes must provide a $3,000 homestead exemption for that tax. Yes, generally a one-time application; DCAD says a new application is required if the residence homestead changes or if the chief appraiser sends a written reapplication request. Apply by Generally April 30; late residence homestead applications may be filed up to two years after the delinquency date.. (Source: https://comptroller.texas.gov/taxes/property-tax/exemptions/; https://www.dallascad.org/exemptions.aspx; https://www.dallascad.org/FaqOwnExe.aspx; https://support.dallascad.org/hc/en-us/articles/32101940031387-What-is-the-deadline-to-apply-for-a-Homestead-Exemption)
• Age 65 or Older Homestead Exemption — A homeowner age 65 or older with an ownership interest who lives in the home as the principal residence; a surviving spouse age 55 or older may qualify to continue the deceased spouse’s age-65-or-older exemption if requirements are met.. School districts must provide an additional $60,000 residence homestead exemption; local taxing units may adopt an additional local-option exemption of at least $3,000, and DCAD states school taxes are automatically limited by a tax ceiling when the exemption is granted. Yes, generally a one-time application; supporting documentation may be required. Apply by Generally April 30; late residence homestead applications, including age 65 or older, may be filed up to two years after the delinquency date.. (Source: https://comptroller.texas.gov/taxes/property-tax/exemptions/; https://www.dallascad.org/exemptions.aspx; https://support.dallascad.org/hc/en-us/articles/33637103939611-What-is-the-deadline-to-apply-for-an-Age-65-or-Older-exemption)
• Disabled Person Homestead Exemption — A homeowner who meets the Social Security disability definition for property tax purposes; DCAD states proof such as a Social Security disability statement or physician statement may be required.. School districts must provide an additional $60,000 residence homestead exemption; local taxing units may adopt an additional local-option exemption of at least $3,000, and DCAD states school taxes are automatically limited by a tax ceiling when the exemption is granted. Yes, generally a one-time application with disability documentation. Apply by Generally April 30; late residence homestead applications, including disabled person exemptions, may be filed up to two years after the delinquency date.. (Source: https://comptroller.texas.gov/taxes/property-tax/exemptions/; https://www.dallascad.org/exemptions.aspx; https://support.dallascad.org/hc/en-us/articles/32103281227291-How-do-I-apply-for-a-Disabled-Person-exemption)
• Disabled Veteran or Survivor Exemption — A Texas resident veteran whose service branch or the VA has classified the veteran as disabled with a percentage of 10% or more; eligible surviving spouses or children may also qualify under state law.. Partial exemption amount varies by service-connected disability rating; DCAD states that when the disabled veteran is age 65, totally blind in one or both eyes, or has lost the use of one or both limbs, the veteran qualifies for 100% of the maximum $12,000 amount regardless of VA disability percentage. Yes; DCAD requires the disabled veteran/survivor application and a current VA award letter showing disability percentage and onset date. Apply by April 30, or late file no later than five years after the delinquency date.. (Source: https://www.dallascad.org/exemptions.aspx; https://support.dallascad.org/hc/en-us/articles/33595884071963-How-do-I-apply-for-a-Disabled-Veteran-Exemption; https://comptroller.texas.gov/taxes/property-tax/exemptions/)
• 100% Disabled Veteran Residence Homestead Exemption — A disabled veteran who receives 100% disability compensation due to a service-connected disability and has a 100% disability rating or individual unemployability; an eligible surviving spouse may qualify if statutory conditions are met.. Total exemption of the appraised value of the residence homestead. Yes; DCAD requires an application with a VA award letter or other VA documentation showing 100% disability compensation due to service-connected disability and 100% disabled rating or individual unemployability. Apply by Application must be filed not later than five years after the delinquency date for the taxes on the property.. (Source: https://www.dallascad.org/exemptions.aspx; https://support.dallascad.org/hc/en-us/articles/32103656647323-How-do-I-apply-for-a-100-Disabled-Veterans-exemption; https://support.dallascad.org/hc/en-us/articles/32105098409755-What-effective-date-should-I-use-on-my-100-Disabled-Veteran-exemption-application; https://comptroller.texas.gov/taxes/property-tax/exemptions/)
• Surviving Spouse of U.S. Armed Services Member Killed in Action / First Responder Killed in the Line of Duty — A surviving spouse who has not remarried and meets the statutory requirements for a service member killed or fatally injured in the line of duty, or a qualifying first responder killed or fatally injured in the line of duty.. Total exemption of the appraised value of the surviving spouse’s residence homestead. Yes; DCAD states documentation must be provided. Apply by Generally April 30 for exemption applications unless a specific statutory late-filing rule applies.. (Source: https://www.dallascad.org/exemptions.aspx; https://comptroller.texas.gov/taxes/property-tax/exemptions/)

How to Look Up Your Property Record in Dallas

You can look up your property's official record at https://www.dallascad.org/SearchAddr.aspx. The Dallas Central Appraisal District official search lets users search by street address, owner name, account number, business name, or map and open the property detail record showing appraisal/account information, exemptions, estimated taxes, and related property details.