Montgomery County Property Tax Protest Guide: Deadlines, MCAD Filing & How to Win

If you own property in Montgomery County, Texas, you have the legal right to protest your property's appraised value every year. A properly handled Montgomery County property tax protest can reduce your taxable value and lower your annual tax bill, but deadlines, evidence, and local procedures matter.

This guide explains:

• The Montgomery County protest deadline
• How the MCAD protest process works
• How to file a protest online
• What evidence actually leads to reductions
• When hiring a property tax consultant makes sense

Montgomery County Property Tax Protest Deadline

The Montgomery Central Appraisal District (MCAD) follows Texas state law for protest deadlines.

The deadline to file is:

• May 15, or
• 30 days after the Notice of Appraised Value is mailed whichever is later

Missing this deadline may eliminate your right to protest for the year.

Why filing early matters in Montgomery County

• Montgomery County has significant protest volume each year
• MCAD portals slow significantly near the deadline
• Early filing preserves maximum negotiation leverage
• Some property owners may not be eligible for online protests and need more time

How to File a Property Tax Protest in Montgomery County

Montgomery County offers multiple filing options, but online filing through MCAD is recommended when available.

Option 1: File an MCAD Protest Online (When Eligible)

Many Montgomery County homeowners can file using the MCAD online protest system.

What you need:

• Property account number
• Online Protest ID from your Notice of Appraised Value (if included)
• Selected protest reason or reasons

Steps to file online:

1. Verify your Notice of Appraised Value includes an Online Protest ID
2. Go to the MCAD online protest portal
3. Enter your property information and Online Protest ID
4. Select your protest reason (market value, unequal appraisal, or both)
5. Submit before the deadline
6. Save your confirmation for your records

Important: If your Notice of Appraised Value does not include an Online Protest ID, you cannot file your protest online. You will need to file a written protest instead.

Official MCAD filing and protest procedures: https://mcad-tx.org/the-protest-process/

Option 2: File by Mail or In Person

MCAD accepts written protests by mail or in person using the official Notice of Protest form.

Mailing/Office address: Montgomery Central Appraisal District 109 Gladstell Street Conroe, TX 77301

These methods are valid but may take longer to process, especially close to May 15.

Learn How Property Tax Protests Work in Texas

For a complete explanation of deadlines, evidence standards, and hearings statewide, read our guide here: Texas Property Tax Protest Guide

Official Montgomery County Appraisal District Resources

For official filing portals, forms, and protest procedures, visit: Montgomery Central Appraisal District (MCAD) https://mcad-tx.org

Phone: 936-756-3354 Fax: 936-441-2186 Email: inquiries@mcad-tx.org

Office hours: Monday - Friday, 8 AM - 5 PM

What to Expect: The MCAD Protest Process

While Texas law governs the overall protest framework, MCAD procedures and timelines are county-specific.

Filing and Confirmation

Once your protest is submitted, MCAD will confirm receipt and place your property into the protest queue. High protest volume means processing timelines vary, especially during peak months.

Evidence Exchange and Informal Review

After filing, MCAD may make appraisal evidence available, including:

• Comparable sales used by MCAD
• Market data supporting the appraised value
• Property record information on file

Many Montgomery County protests are resolved during an informal meeting, which is a negotiation with MCAD staff before any formal hearing occurs.

Submitting strong evidence early often improves outcomes.

ARB Hearing Process in Montgomery County

If no agreement is reached informally, MCAD schedules a hearing before the Montgomery County Appraisal Review Board (ARB).

The Appraisal Review Board is an independent, impartial group of citizens authorized to resolve disputes between taxpayers and the appraisal district. The board is not controlled by the appraisal district and is a separate authoritative body.

ARB hearings:

• Are conducted by independent board members
• Require timely and properly submitted evidence
• Allow both MCAD and the property owner or representative to present arguments

Property owners are not required to attend and may appoint a representative to appear on their behalf.

What Evidence Wins Montgomery County Property Tax Protests

Filing preserves your rights. Evidence determines results.

The most effective evidence includes:

Comparable Sales

• Recent sales near your property
• Similar size, age, and condition
• Adjustments for differences

Unequal Appraisal

• Proof your property is assessed higher than similar properties
• One of the strongest arguments under Texas law
• Especially effective in Montgomery County due to mass appraisal variance

Property Condition Issues

• Deferred maintenance
• Structural or functional problems
• Photos and repair estimates significantly strengthen claims

Montgomery County valuations rely heavily on mass appraisal models that often overlook individual property characteristics.

Montgomery County Property Tax Protest Timeline

Timelines vary based on filing date and protest volume.

Common Montgomery County Property Tax Protest Mistakes

Avoid these errors that lead to higher tax bills:

1. Missing the deadline — No extensions granted
2. Filing without comparable sales — Weakens your case significantly
3. Submitting outdated evidence — Must reflect current market
4. Not checking online protest eligibility — Some owners can't file online
5. Missing MCAD evidence deadlines — Limits what you can present
6. Accepting the first offer — Always review before agreeing

Why Hire a Montgomery County Property Tax Consultant?

Professional representation improves outcomes while saving time.

Benefits of professional representation

• Access to strong comparable sales data
• Unequal appraisal analysis
• Experience negotiating with MCAD
• Representation at informal reviews and ARB hearings
• No time commitment from you

Ballard Property Tax Protest approach

• No upfront fees
• You only pay if we reduce your value
• Montgomery County specific strategies
• Annual review and representation

Let Ballard Property Tax Protest handle your Montgomery County property tax protest. No reduction, no fee.

Frequently Asked Questions About Montgomery County Property Tax Protests

Can protesting increase my property taxes?

No. Texas law does not allow appraisal districts to raise your value solely because you protested.

Do I need to attend an MCAD ARB hearing?

No. You may appoint a representative to attend on your behalf.

Can I protest every year in Montgomery County?

Yes. Texas law allows annual protests.

How long does the Montgomery County protest process take?

Most protests resolve within weeks to a few months, depending on volume.

Why can't I file my protest online?

Not all property owners receive an Online Protest ID. If your Notice of Appraised Value does not include one, you must file a written protest by mail or in person.

Is MCAD online filing secure?

Yes. MCAD's online system is secure and preferred when available.

Get Help With Your Montgomery County Property Tax Protest

If you want to maximize your chances of success without gathering evidence, managing deadlines, or attending hearings, professional representation can make a meaningful difference.

Ballard Property Tax Protest manages the entire Montgomery County protest process from filing through resolution.

Start your Montgomery County property tax protest today.