Hearing preparation — Texas ARB and Florida VAB

Most property tax reductions are decided at the informal review, not the formal hearing. Walk in with one packet (your comp set, your letter, your photos), state the assessor's value and your requested value in your first sentence, and let the comps do the talking. Hearings average 15 to 30 minutes.

Your evidence packet

Cover letter, one page (see the template).
Comparable sales table with sale date, address, price, sqft, price per sqft.
Subject property photos showing any condition issues (roof, foundation, flood, deferred maintenance).
Any recent independent appraisal, if you have one.
Three printed copies: one for the panel, one for the appraiser, one for you.

Your first three sentences

"Good morning. I am requesting a reduction from [assessor value] to [requested value] on parcel [number]. My evidence is five neighborhood sales from the last 12 months, with a median price per square foot of [$ X], applied to my [sqft] home." That is the entire opening. Then walk through the table.

What not to say

"My taxes are too high." Boards have no authority over rates.
"My neighbor pays less." Equity arguments are weaker than market-value evidence.
"I bought it for less." Your purchase price is only relevant if very recent.
"I will sue." It rarely helps. The board has heard it.

Common questions

How long is a property tax appeal hearing?

Usually 15 to 30 minutes per case. Texas ARB panels and Florida VAB special magistrates work through dozens of cases per day, so focused presentations win.

Can I appear by phone?

Most Texas appraisal districts allow informal phone reviews and many offer formal phone hearings. Florida VAB hearings are typically in person or by video; check your county's procedures.

What if I lose the hearing?

In Texas you can appeal to binding arbitration (for residential values under 5 million) or to district court. In Florida you can appeal the VAB decision to circuit court. Most homeowners stop after the board.

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