Protest Guadalupe Property Tax - Reduction from Lawsuits $25,998 / Year
Guadalupe County property tax reduction from lawsuits total over $$25,998 per year. Just in 2021, property owners filed 6 lawsuits appealing the ARB value and settled 7 lawsuits. The total value Guadalupe County of accounts settled in 2021 was $21 million and the settlements reduced property tax assessments by $962,878. Tax savings by category are as follows: single family - $206,172; multifamily - $21 million; commercial / BPP - $12,500; industrial - $3 million, utilities - $0, oil & gas - $0 and "other categories" - $13,498. The cases settled in 2021 had a reduction in 57% of the cases.
How the Judicial Appeals Were ResolvedSource: Texas Comptroller, compiled by O’Connor, and not affiliated with any appraisal district.
| Judicial Appeals | |||||||||||
| 2014 | 2015 | 2016 | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | |
| Number of Judicial Appeals Resolved | 2.0000 | 1.0000 | 2.0000 | 2.0000 | 2.0000 | 1.0000 | 2.0000 | 8.0000 | 23.0000 | 61.0000 | 31.0000 |
| By Agreed Judgment | 2.0000 | 1.0000 | 2.0000 | 2.0000 | 2.0000 | 1.0000 | 2.0000 | 4.0000 | 22.0000 | 59.0000 | 28.0000 |
| By Court Judgment or Other | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 4.0000 | 1.0000 | 2.0000 | 3.0000 |
Texas property owners should protest annually since An annual appeal is an insurance policy to avoid major increases.
Guadalupe County Judicial Appeal Resolutions
Guadalupe Appraisal District judicial appeals are mostly resolved by settlement. The amount of market value subject to judicial appeals and the assessment reduction from judicial appeals are in the second and third graphs. The fourth graph shows actual tax savings by year by property type.
Judicial appeals settled with Guadalupe Appraisal District totaled 0 in 2014 versus 7 in 2021.
Guadalupe AD Judicial Appeal Resolution Summary
Guadalupe Appraisal district judicial appeals are almost always resolved. 57% of the settlements were by agreed judgment, indicating an informal settlement with a reduction. 4 cases were resolved by nonsuit, of the property owner dismissing the cases, accounting for 57% of 2021 judicial appeal resolutions. The odds favor the property owner.
Appraised Value (ARB) of Resolved Judicial AppealsSource: Texas Comptroller, compiled by O’Connor, and not affiliated with any appraisal district.
| Billions of $ | |||||||||||
| 2014 | 2015 | 2016 | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | |
| Appraised Value (ARB) | 0 | 0.0100 | 0 | 0.0100 | 0.0100 | 0.0100 | 0.0100 | 0.0800 | 0.1500 | 0.1600 | 0.1300 |
Texas property owners should protest annually since To maintain their rights to appeal to or through the judicial appeal process. Owners must exhaust administrative options to pursue binding arbitration or a judicial appeal
Appraised Value (ARB) of Resolved Judicial Appeals
Guadalupe Appraisal District has substantial market value subject to a judicial appeal. For most counties, the amount of accounts with judicial appeals is in the hundreds of million or tens of billions. While the number of cases is small, the total dollars at stake is large. This graph shows the value of accounts resolved by year in judicial appeals by Guadalupe Appraisal District.
Guadalupe CAD settled judicial appeals with an ARB value of $21 million in 2021 versus cases with an ARB value of $0 in 2014, a 0% increase. The assessed value reduction achieved through judicial appeals was $962,878 , reducing their property taxes by an estimated $25,998.
Value Reduction from Judicial AppealsSource: Texas Comptroller, compiled by O’Connor, and not affiliated with any appraisal district.
| Billions of $ | |||||||||||
| 2014 | 2015 | 2016 | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | |
| Total Reduction from Judicial Appeals | 0.0007 | 0.0013 | 0.0007 | 0.0006 | 0.0005 | 0.0006 | 0.0004 | 0.0010 | 0.0019 | 0.0028 | 0.0028 |
| Single Family | 0 | 0 | 0.0001 | 0 | 0 | 0 | 0 | 0 | 0 | 0 | 0 |
| Multi-Family | 0 | 0 | 0 | 0 | 0 | 0.0006 | 0 | 0 | 0 | 0 | 0 |
| Commercial | 0.0007 | 0.0013 | 0.0007 | 0.0004 | 0.0001 | 0 | 0.0004 | 0.0005 | 0.0015 | 0.0025 | 0.0025 |
| All Other | 0 | 0 | 0 | 0.0002 | 0.0005 | 0 | 0 | 0.0005 | 0.0003 | 0.0002 | 0.0002 |
Texas property owners should protest annually since It is a responsibility of ownership. Large commercial owners generally appeal annually and obtain a reduction. Why should homeowners be excluded?
Guadalupe County Taxpayer Value Reduction
from Judicial Appeals
Guadalupe County property owners are often able to further reduce the ARB value by about 10% with a judicial appeal. The total amount Guadalupe County and other property owners are able to reduce taxable values is large.
Judicial appeal settlements with Guadalupe Appraisal District generated total assessment reductions of $962,878, allocated: 1) $0 to home owners, 2) $0 to apartment owners and 3) $462,968 to commercial / BPP owners.
Tax Savings From Judicial AppealsSource: Texas Comptroller, compiled by O’Connor, and not affiliated with any appraisal district.
| Millions of $ | |||||||||||
| 2014 | 2015 | 2016 | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | |
| Total Tax Reduction | 0.0149 | 0.0278 | 0.0157 | 0.0135 | 0.0114 | 0.0135 | 0.0082 | 0.0202 | 0.0392 | 0.0582 | 0.0582 |
| Single Family | 0.0001 | 0 | 0.0018 | 0.0009 | 0 | 0 | 0 | 0 | 0.0002 | 0.0004 | 0.0004 |
| Multi-Family | 0.0001 | 0 | 0 | 0 | 0 | 0.0135 | 0 | 0 | 0.0004 | 0.0009 | 0.0009 |
| Commercial | 0.0141 | 0.0278 | 0.0139 | 0.0076 | 0.0013 | 0 | 0.0082 | 0.0097 | 0.0314 | 0.0530 | 0.0530 |
| All Other | 0.0005 | 0 | 0 | 0.0050 | 0.0100 | 0 | 0 | 0.0105 | 0.0072 | 0.0039 | 0.0039 |
Texas property owners should protest annually since The appraisal district uses inaccurate data, factors and an inaccurate model to estimate values. Half are too high and half too low; very few are just right. Even if you are under-valued on market value, you can appeal on unequal appraisal.
Guadalupe AD Property Tax Reduction from Judicial Appeals
Guadalupe property owners generated property tax savings totaling $25,998 in 2021 as a result of judicial appeals with Guadalupe CAD. Property tax savings included $0 for home owners, $0 for apartment owners and $12,500 for commercial property owners.
Texas appraisal districts range from informal settlement rates with O’Connor of 0 to 10% up to perhaps 97% for one county. The Texas Tax Code is consistent throughout the state. However, each appraisal district is a separate fiefdom, accountable to no one except the tax entities for whom it values property.