Dallas County ARB Hearing: What to Expect at DCAD
If your Dallas County property tax protest isn't resolved through DCAD's settlement offer or informal review, you'll be scheduled for a formal hearing with the Appraisal Review Board (ARB). Here's how to prepare and what to expect.
What Is the Dallas County ARB?
The Appraisal Review Board is an independent panel of Dallas County citizens — not DCAD employees — who hear property tax protests and make binding determinations on property values. The ARB reviews evidence from both you and DCAD, then votes on a final value. Approximately 67% of formal ARB hearings in Dallas County result in a reduction for the property owner.
When and Where
ARB hearings run from approximately April through mid-July each year. Hearings are held at the DCAD offices at 2949 N. Stemmons Freeway, Dallas, TX 75247. Saturday hearings are also available — typically in June and July.
DCAD must give you at least 15 days' notice of your hearing date, time, and location.
How to Participate
Dallas County offers three ways to participate in your ARB hearing:
- In person: Appear at the DCAD office on your hearing date
- By telephone: Request a phone conference when filing your protest
- By affidavit: Submit a written statement with your evidence instead of appearing. Your affidavit must include your name, address, account number, hearing date, and all evidence and arguments.
Note: Unlike some Texas counties, DCAD does not currently offer video conference hearings.
What to Bring
- Comparable property data: A printed list of 3-5 similar properties with their appraised values and $/sqft. DTX Value generates this automatically from DCAD's own records.
- Recent sales data: Sale dates, addresses, and prices for comparable homes that sold for less than your appraised value.
- Photos: Dated photos of any condition issues — foundation problems, roof damage, outdated interiors, nearby nuisances (power lines, busy roads, commercial properties).
- Repair estimates: Written estimates from contractors for any needed repairs.
- Your DCAD notice: The notice of appraised value you received in the mail, showing your account number and current assessment.
How the Hearing Works
Residential ARB hearings typically last 15-20 minutes:
- Both you and the DCAD representative are sworn in
- You present your evidence first (aim for 5-10 minutes)
- DCAD presents their evidence and analysis
- Both sides can ask questions and offer rebuttals
- The ARB panel deliberates and announces their decision (usually the same day)
The process is designed to be accessible to homeowners without legal training. Present your data clearly and concisely — the panel sees hundreds of cases and appreciates evidence over emotion.
If You Disagree with the Decision
If the ARB decision doesn't go your way, you have three options:
- Binding arbitration: File within 60 days for homesteads appraised at $5 million or less. Deposit ranges from $450 to $1,550 depending on value. Dallas County ranks 7th in Texas for arbitration cases.
- District court appeal: File a petition within 60 days. Requires partial tax payment and typically legal representation. Dallas County ranks 2nd in Texas for property tax lawsuits.
- SOAH appeal: File within 30 days with a $1,500 deposit. Heard by an Administrative Law Judge.
Common Mistakes to Avoid
- Don't compare your home to properties in different DCAD neighborhoods or vastly different sizes
- Don't argue about tax rates — the ARB only determines appraised values
- Don't skip the informal review stage — 84% of Dallas County cases are resolved there
- Don't bring irrelevant evidence (your tax bill amount, personal finances, etc.)
- Don't submit your protest without evidence — DCAD won't schedule an informal review without it
Sources and evidence for Dallas County
Prepared by DTX Value. Filing resources checked September 4, 2026.
Start with the Dallas Central Appraisal District property record and your current notice. Our property pages organize imported public assessment records and available comparable evidence. Check the tax year and data dates shown on each page: a prior-year record is useful history, but does not establish the value on a new notice.
Comparable homes are candidates for review. Verify their size, age, condition, location, and sale details before using them. Value per square foot helps screen candidates; it does not account for every difference. Estimated savings depend on the final assessment, exemptions, assessment limits, and applicable tax rates.
Texas filing and valuation checks
For 2026, the ordinary May 15 filing date has passed. A notice mailed later can have a later deadline. Confirm the date on your notice and the DCAD filing instructions. Review Texas Comptroller protest guidance for procedures and owner rights.
Separate a market-value argument from unequal appraisal, and compare the same tax year. A homestead cap or exemption can make taxable value differ from market value; lowering market value may not change the bill immediately. Texas sales coverage is incomplete because sale prices are not universally disclosed.
Check the source before filing
DTX Value is an independent research tool. Verify the current procedure with Dallas Central Appraisal District, save a copy of your evidence, and retain your filing confirmation. The appraisal authority or review board decides the outcome.