If you've recently received your property tax assessment notice from Denton County and experienced sticker shock, you're not alone. Many Frisco homeowners received their property tax assessments and were unhappy with the increase in property taxes owed on their homes. The frustrating reality is that as your home's market value increases, so does your assessed value—and along with it, your property taxes.

The good news? You don't have to accept that assessment at face value. As a Frisco real estate agent who's worked with countless homeowners navigating this exact situation, I'm here to walk you through your options.

Understanding Your Property Tax Assessment

Let me clear up one common misconception right away: your property tax assessment is not the same as your home's actual market value, even though they're closely related. Property taxes in Frisco are calculated by multiplying your property's assessed value by the applicable tax rate set by local taxing authorities, and the assessed value is determined by the county assessor and may differ from your property's market value.

Frisco's median property tax bill is $10,551, which is higher than the Texas median and well above the national median property tax bill of $2,400. When you consider that homeowners in Frisco can save an average of $2,593 annually through property tax appeals and exemptions, the potential savings from a successful appeal are substantial.

Why Your Assessment Might Be Too High

There are several legitimate reasons your property tax assessment could be inflated:

Inaccurate Property Data - The appraiser may have incorrect information in their records. The appraiser may have incorrect information, such as the wrong square footage or number of bathrooms. I've seen assessments that listed extra bedrooms or overstated square footage—mistakes that can easily push your assessed value higher than it should be.

Property Condition Issues - Damage from fire, water, or general wear and tear may not have been considered. If your home has depreciated due to deferred maintenance or damage since the last assessment, that should be reflected in a lower value.

Market Changes - The real estate market may have cooled since your last assessment. Property values don't always move upward, but assessments can lag behind market reality.

Unequal Assessment - Sometimes your home is assessed at a higher percentage of market value than comparable properties nearby. This uniformity issue can be a valid ground for appeal.

The Good News About Texas Appeals

Here's something that encourages many Frisco homeowners: In Texas, roughly 85% of protests are settled at the informal stage without ever going to a formal hearing. This means most cases are resolved through a straightforward conversation with an appraiser rather than requiring formal proceedings.

Homeowners who do appeal win reductions roughly 40 to 60 percent of the time. Those are solid odds, especially when you consider the potential savings.

Your Timeline Matters

This is critical: deadlines in property tax appeals are strictly enforced. Frisco homeowners who believe their assessed value is too high can file a formal appeal with the local Appraisal District before the May 15, 2026 deadline each year. If your property's value increased from the previous year, the appraisal district must send a notice of appraised value by May 1, or by April 1 if your property is a residence homestead.

In most cases, you have until May 15 or 30 days from the appraisal district notice's delivery date—whichever is later. That might seem like plenty of time, but it passes quickly. The moment you receive that notice, start reviewing it.

How to Build Your Case

The key to a successful appeal is evidence. Compelling market-based evidence is the key. Here's what you'll need:

Comparable Sales - Find recent sales of similar properties in your neighborhood. These "comps" should closely match your home in size, age, and features. If homes similar to yours sold for less than your assessed value, that's powerful evidence. As a Frisco real estate professional, I can help you identify appropriate comparables from recent transactions.

Property Record Verification - The assessor uses the information on your record card to determine your property's market value. The card contains information like square footage, the condition of the property, and property features. If any of this information is incorrect, the assessor's valuation could be off. Request a copy of your property record card and verify every detail.

Documentation of Issues - Document any issues that could decrease your property's value, such as structural damage or needed repairs. Photos and repair estimates can be helpful.

The Two-Stage Texas Appeal Process

Texas offers a structured appeal process. First, after filing a protest you will be notified of a date and time to attend a hearing conducted with a staff appraiser at the appraisal district office. It typically lasts 15 minutes. During this informal hearing, the appraiser will either indicate he cannot make an adjustment, or he will offer to settle by establishing lower assessment.

If you're not satisfied with the informal hearing result, you can request a formal hearing before the Appraisal Review Board. This is sometimes called a formal or ARB hearing. Participants include three members of the appraisal review board, a staff appraiser from the appraisal district, a hearing clerk in some counties and the property owner or their agent.

The good news? The results determined at the appraisal review board hearing can be appealed to district court. Before making a decision to do so, the owner should consider the amounts of any potential tax savings, legal costs, and expert witness costs.

Don't Miss This Opportunity

About 60% of U.S. homes are overassessed, but fewer than 5% of homeowners ever file an appeal. If your property tax bill feels high, it probably is—and you have the legal right to challenge it.

As your Frisco real estate agent, I've helped many homeowners understand their property values and what's fair in this market. I can provide comparable sales data and insights into how your home compares to recent sales in your neighborhood—information that's invaluable for your appeal. You can also search properties on HOUSEJET to find comparable sales data to support your case.

The time to act is now. Your assessment notice is your wake-up call. Review it carefully, gather your evidence, and meet that May 15 deadline. A successful appeal could reduce your property taxes by hundreds or even thousands of dollars annually—savings that can really add up over time in a market like Frisco where property values are significant.

If you'd like to discuss your assessment or need help identifying comparable properties in your area, I'd be happy to help. Protecting your financial interests as a homeowner is part of what I do, and understanding your property's true market value is essential to that conversation.