Executive Summary
This analysis is provided to support a protest under equal & uniform appraisal standards.
Recommendation: Strong case for reduction.
Request a value review at $667,870.
1. Requested Value
Requested Value
Based on comparable homes and adjusted analysis:
Recommended Value: $667,870
This value reflects the lower range of comparable home values within the neighborhood.
Current notice value: $782,000
Estimated market range: $677,000 - $683,000
Estimated annual tax savings: $1,021 - $2,043
Argument
The subject property’s appraisal is at the high end of comparable home values.
Several comparable homes indicate lower valuations, including homes priced near $677,000-$683,000.
While some homes are valued higher, the lower range provides a reasonable basis for reduction under equal & uniform standards.
Methodology summary
Comparable properties were screened for location, living area, construction era, and value per square foot to produce a defendable requested review range.
Filing instructions: Use the separate Filing Guide document in your packet hub for process steps and submission options.
Home Value Metrics
| Subject square footage | 2324 |
|---|---|
| Subject property value per square foot | $336/sq ft |
| Average value per square foot for selected comparable homes | $302/sq ft |
| Comparable value-per-square-foot context | Comparable homes average $302/sq ft vs subject at $336/sq ft. |
| Recommended value | $667,870 |
Basis for Protest
Strong case for reduction
The subject property’s appraisal is at the high end of comparable home values.
Several comparable homes indicate lower valuations, including homes priced near $677,000-$683,000.
While some homes are valued higher, the lower range provides a reasonable basis for reduction under equal & uniform standards.
This analysis is provided to support a protest under equal & uniform appraisal standards.
2. Comparable Homes
The following comparable homes provide the strongest support for a lower valuation:
Comparable homes average $302/sq ft vs subject at $336/sq ft.
Strongest supporting comparable:
Address: 8817 Cedar Summit Trail
Adjusted Value: $671,000
$/sqft: $306/sq ft
| Address | Adjusted value | $/Sqft | Why it supports reduction |
|---|---|---|---|
| 1. 8817 Cedar Summit Trail | $671,000 | $306/sq ft | The county neighborhood code is a local valuation identifier used to group comparable homes in similar market areas. This property aligns with Southwest Vista (Neighborhood code SWV-214). It has 2196 sq ft and supports an adjusted indication near $671,000. |
| 2. 8704 Canyon Flint Drive | $679,000 | $296/sq ft | The county neighborhood code is a local valuation identifier used to group comparable homes in similar market areas. This property aligns with Southwest Vista (Neighborhood code SWV-214). It has 2291 sq ft and supports an adjusted indication near $679,000. |
| 3. 8922 Arroyo Ridge Lane | $684,000 | $300/sq ft | The county neighborhood code is a local valuation identifier used to group comparable homes in similar market areas. This property aligns with Southwest Vista (Neighborhood code SWV-214). It has 2280 sq ft and supports an adjusted indication near $684,000. |
| 4. 9048 Juniper Mesa Court | $688,000 | $305/sq ft | The county neighborhood code is a local valuation identifier used to group comparable homes in similar market areas. This property aligns with Southwest Vista (Neighborhood code SWV-214). It has 2258 sq ft and supports an adjusted indication near $688,000. |
+ 4 additional comparable homes analyzed.
3. Condition & Quality Adjustments
Adjustments were made for condition (CDU), quality (grade), and size. Even after these adjustments, comparable homes support a lower value than the subject property.
Condition support: Comparable homes in similar or better condition are valued at or below your adjusted value.
| Comp | Condition | Grade | Adjustment impact |
|---|---|---|---|
| 9048 Juniper Mesa Court | Similar | Similar | Neutral |
| 9105 Verde Hollow Drive | Better | Similar | ↓ |
| 8817 Cedar Summit Trail | Similar | Similar | Neutral |
| 9211 Mesa Loma Bend | Better | Better | ↓ |
| 8704 Canyon Flint Drive | Similar | Similar | Neutral |
| 9136 Laurel Bluff Way | Better | Similar | ↓ |
| 8922 Arroyo Ridge Lane | Similar | Similar | Neutral |
| 9054 Walnut Canyon Court | Better | Better | ↓ |
Adjustment methodology based on county appraisal factors.
4. Property Condition Support
Owner-provided condition support was included.
Photos provided: 3.
Owner condition notes: Observed condition items likely affecting market value include moderate roof wear at the rear slope, original kitchen finishes showing age and deferred updates, and a repaired-but-visible foundation crack at the garage corner. The photos below illustrate items that buyers would likely price into an offer.
5. Appendix: Terms and Methodology
Equal & Uniform
Texas law allows property owners to protest if their property is appraised higher than similar properties.
Comparable Homes
Comparable homes are selected based on proximity, size, age, and property type.
Adjustments
Adjustments account for differences in condition (CDU), size, and quality using county appraisal factors.
Condition (CDU)
Condition ratings reflect the relative quality and upkeep of a property compared to others.