Upload the assessment
Start with the county value notice and any owner documents that explain condition, history, or value concerns.
Property tax protest support
Challenge the value with market evidence, not guesswork.
$139 Broker Price Opinion Report, complete with:
- Reconciling appraisal notices
- Tax statements
- Property records
- MLS comparable sales
- Comparable Market Analysis (CMA) reports
- Condition issues
- Exemption context
- Source-traceable market math
Deadline-driven process
Do the valuation work before the protest window closes.
Texas protest deadlines usually run to May 15 or 30 days after the appraisal district mails the notice of appraised value, whichever is later. SkyNet Properties' report helps the owner organize market evidence before filing, evidence upload, informal review, or ARB hearing steps.
Timing source: Texas Comptroller property tax protest guidance. Owners should verify the exact deadline on their notice and with their appraisal district.
Pricing model
Flat report fee $139No 25%-35% contingency fee from any tax savings. The client pays for the market report and keeps control of the protest filing.
What happens after checkout
Upload the notice. Confirm the report scope, price, and turnaround.
SkyNet Properties reviews the county appraisal district's annual assessment, reconciles tax records and market data, then returns a BPO-style report with a plain-English plan for formally submitting protest documents.
SkyNet Properties builds the evidence
Comparable reports, tax records, appraisal-district data, and owner context are organized into a source-traceable packet.
Use the action plan
The owner receives a report that frames the value argument and suggested exhibit order for the protest submission.
Online upload and checkout are being connected. Until the secure payment link is live, SkyNet Properties will handle intake directly after the owner starts the request.
Scope clarity
SkyNet Properties builds the evidence packet. The owner controls the protest.
The report is designed to make the owner's value argument cleaner, easier to read, and easier to support with source documents.
- File the notice of protest before the applicable deadline.
- Verify appraisal-district instructions, portals, hearings, and evidence rules.
- Decide whether to accept settlement offers or continue to a formal hearing.
- Use legal, tax, appraisal, or exemption professionals when specialized advice is needed.
- Review the noticed value, property facts, tax history, and appraisal-district record.
- Research MLS comparable sales and market context where data is available.
- Reconcile conflicting data points and label the source for each key number.
- Deliver a BPO-style value summary, protest argument outline, and exhibit order.
BPO workflow
What the property tax protest review covers.
Notice and tax record review
Confirm the appraised value, land and improvement split, account identifiers, owner names, legal description, situs address, mailing address, exemption treatment, and prior tax history.
Data reconciliation
Compare the appraisal notice, tax statement, appraisal-district record, Realist data, MLS history, and owner documents, then flag conflicts with the preferred source and reason.
Comparable market analysis
Select relevant closed sales, review active and pending competition when useful, compare $/SF, lot, age, condition, concessions, days on market, and neighborhood-level trends.
Condition and equity evidence
Organize photos, repair estimates, deferred maintenance, property-record errors, unequal-appraisal concerns, and any facts that explain why the noticed value may not reflect market reality.
BPO conclusion and packet
Prepare a broker opinion of value, over-assessment math, estimated tax impact, protest argument summary, source trace table, limitations, and owner-ready evidence package.
Process timeline
Report timing is confirmed after intake
Checkout + upload
Tax reconciliation
Market research
BPO analysis
Report delivery
Pricing model
Flat report fee instead of a 25%-35% success fee.
Many property tax consultants advertise no up-front charge, then collect a contingency fee from the tax savings if the protest succeeds. SkyNet Properties' model is different: the owner pays $139 for the market report and keeps control of the protest filing, evidence submission, and any resulting savings.
Flat-fee report pricing
No percentage of successful tax savings is charged by SkyNet Properties for this report.
- Scope, price, and expected turnaround confirmed before work begins.
- BPO-style market report and owner action plan.
- Owner keeps control of protest filing, evidence upload, settlement review, and hearing decisions.
25%-35% of savings
The consultant may charge nothing up front, then collect a portion of the reduction after a successful protest.
- Final cost depends on the tax reduction achieved.
- Representation terms vary by provider agreement.
- Service scope may include filing, negotiation, or hearing representation depending on the consultant.
Example report
Preview the report and the evidence behind it.
These redacted examples show the structure of an actual BPO-style tax protest packet and the supporting records SkyNet Properties may gather to build the report. Client names, the protected subject address, account identifiers, owner IDs, signature links, listing photos, and location-sensitive details have been redacted.
BPO reportBroker price opinion, value conclusion, protest support, and source-traceable analysis.
Tax statement historyPayment and assessed-value history used to understand tax movement over time.
Tax jurisdiction pageTaxing units, taxable value, rates, exemptions, and levy context.
Tax transparency reportCounty rate context and year-specific tax bill breakdown.
Appraisal district recordAppraisal roll facts, land/improvement split, jurisdiction values, and property characteristics.
Market tax recordMarket-facing property record, tax history, characteristics, and valuation references.
Prior listing recordHistorical MLS/listing context, condition clues, and property description support.
Comparable full reportsDetailed comparable market evidence used to support or challenge the noticed value.
Comparable single-line reportCompact sales grid for quick comparison of price, size, dates, and market position.
Combined evidence packetSingle PDF combining comparable reports, tax records, tax history, tax jurisdiction, tax transparency, and prior listing records.
Owner readiness
Have you received your county's appraisal district's property value assessment notice?
Upload your county appraisal district's property value assessment notice.
Best first upload
The current appraisal notice is the anchor document. It shows the noticed value, account or parcel reference, mailing date, protest deadline language, property address, owner details, exemptions, and the appraisal district's value split.
Tax and appraisal records should include the current value notice, prior tax statements, payment or statement history, appraisal-district property record, parcel/account identifiers, and exemption records.
Market records should include MLS comparable sales, CMA reports, agent full reports, agent single-line reports, prior listing history, recent appraisal reports, and purchase or refinance documents when available.
Property condition evidence should include dated photos, inspection notes, repair estimates, contractor bids, insurance claims, deferred-maintenance details, or owner statements that explain condition differences.
Use and ownership context should identify owner-occupied, tenant-occupied, vacant, investment, homestead, non-homestead, income-producing, commercial, or special-use facts that affect the valuation story.
Deliverables
What the owner receives.
BPO value opinion
A broker opinion of value with subject property facts, market area notes, comparable sale logic, adjustment rationale, reconciled value range, and a recommended protest target.
Tax assessment analysis
A review of noticed value, prior appraised values, land and improvement allocations, $/SF assessment, year-over-year movement, over-assessment dollars, and estimated tax impact.
Data reconciliation note
A plain-language explanation when values conflict across tax statements, Realist records, appraisal notices, MLS records, or other sources, with the preferred source identified.
Protest argument summary
A concise owner-facing summary that frames the market-value argument, unequal-appraisal concerns when supported, key comps, requested relief, and supporting exhibits.
Source trace table
A list tying major facts and calculations back to source documents so the value story is easier to audit, explain, and defend.
Packet organization
Suggested exhibit order for the owner, including the BPO, value notice, tax statements, tax history, comparable reports, CMA, photos, repair support, and district evidence.
Property Tax Protest FAQ
Common questions about protesting property taxes with a BPO.
These answers are general brokerage guidance, not legal, tax, appraisal, exemption, deadline, or filing advice. Owners should verify appraisal-district rules and deadlines directly.
When is the Texas property tax protest deadline?
According to the Texas Comptroller, the usual deadline is May 15 or 30 days after the appraisal district mails the notice of appraised value, whichever is later. Owners should verify the exact deadline on their notice and with their appraisal district.
How can SkyNet Properties help owners protest property taxes?
SkyNet Properties can prepare BPO-style property tax protest support by reviewing the appraisal notice, tax statements, appraisal-district record, Realist or public property data, MLS comparable sales, CMA reports, property condition, exemption context, equity concerns, and traceable value math.
How much does the SkyNet Properties tax protest report cost?
The property tax protest report is a flat $139 report fee. It is not a percentage of the owner's tax savings.
How quickly is the report returned?
After the owner submits the county appraisal notice and required information, SkyNet Properties confirms scope, pricing, and the expected report turnaround before work begins.
What is included in a property tax protest BPO?
A property tax protest BPO may include subject property facts, ownership and occupancy context, tax value history, data reconciliation notes, neighborhood market analysis, closed comparable sales, active or pending market context, adjustment rationale, market value conclusion, over-assessment math, estimated tax impact, source list, and broker limitations.
Why does source tracing matter in a property tax protest?
Source tracing matters because appraisal districts and review boards need to understand where each number came from. SkyNet Properties' BPO workflow ties key figures to tax notices, tax statements, Realist records, MLS reports, CMA reports, comparable sale records, owner documents, or clearly labeled calculations.
Can the page guarantee a tax reduction?
No. Market evidence can support a lower value when the facts justify it, but the appraisal district or review board controls the outcome. The BPO is evidence support, not a guarantee.
Does a BPO replace an appraisal?
No. A SkyNet Properties BPO is a broker price opinion, not a USPAP appraisal. If an appraisal is required by law, regulation, lender rules, or litigation strategy, the owner should hire a licensed or certified appraiser.
Does SkyNet Properties file protests or provide legal or tax advice?
SkyNet Properties provides brokerage market analysis and evidence-organization support, not legal, tax, appraisal, exemption, or filing advice. Owners remain responsible for filing deadlines, protest procedures, hearings, legal strategy, exemption questions, tax consequences, and appraisal-district requirements.
Residential owners
Comparable sales and condition-context support for homeowners reviewing whether the noticed value lines up with the local market.
Investor properties
Evidence organization for rental and investment properties where income, condition, tax pressure, lease status, and resale value all matter.
Commercial owners
Market-value review for commercial property owners who need clearer support around value, income context, occupancy, condition, or comparable evidence.
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