DFW commercial property tax protests, 2026
Figures as of November 9, 2026, through each district’s latest protest year, for property noticed at $5 million or more. Updated after each protest season. How we counted
- 87% of Dallas protests on $5M+ commercial property ended lower in 2026
- Denton’s cuts on $5M+ commercial ran deepest: a 21.3% median in 2024
- 96.7% of taxable Dallas commercial property noticed at $5M+ was protested in 2026 (6,505 of 6,725)
Half of the 5,763 Dallas County reductions on $5M+ commercial property in 2026 took off between 7.1% and 17.6%Half of the 3,476 Tarrant County reductions on $5M+ commercial property in 2025 took off between 7.3% and 18.9%Half of the 1,425 Denton County reductions on $5M+ commercial property in 2024 took off between 13.2% and 30.4%Half of the 2,312 Collin County reductions on $5M+ commercial property in 2026 took off between 4.8% and 14.1%
Source: Dallas Central Appraisal District protest register, 2026. Commercial property noticed at $5 million or more. Paradox Property Tax, paradoxpropertytax.com/reportSource: Tarrant Appraisal District review board case summary, 2025. Commercial property noticed at $5 million or more. Paradox Property Tax, paradoxpropertytax.com/reportSource: Denton Central Appraisal District protest case export, 2024. Commercial property noticed at $5 million or more. Paradox Property Tax, paradoxpropertytax.com/reportSource: Collin Central Appraisal District protest export, 2026. Commercial property noticed at $5 million or more. Paradox Property Tax, paradoxpropertytax.com/report
One dot per protest. The block on the left holds the 864 that ended no lower; every other dot sits at the share of its noticed value that came off, from 0% to 41% and up.
The shape is the year’s protests: the block on the left ended no lower, and the rest spread out by the share of the noticed value that came off, from 0% to 41% and up. The counts are in the table below.
Where did your protest land?
Type the value on your notice and the value you ended with, from the settlement or the board’s order.
Example
9.7% off
A $12.4M notice settled at $11.2M is 9.7% off, deeper than about 38 in 100 of 2026’s Dallas reductions on $5M+ commercial property. Yours appears here and on the chart.
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Download the chart’s numbers (CSV)
Counts behind the chart (43 rows)
| Outcome | Protests |
|---|---|
| Ended no lower | 864 |
| Lower by under 1% | 64 |
| 1% to under 2% | 116 |
| 2% to under 3% | 147 |
| 3% to under 4% | 181 |
| 4% to under 5% | 272 |
| 5% to under 6% | 336 |
| 6% to under 7% | 301 |
| 7% to under 8% | 253 |
| 8% to under 9% | 313 |
| 9% to under 10% | 315 |
| 10% to under 11% | 285 |
| 11% to under 12% | 300 |
| 12% to under 13% | 306 |
| 13% to under 14% | 313 |
| 14% to under 15% | 259 |
| 15% to under 16% | 233 |
| 16% to under 17% | 217 |
| 17% to under 18% | 170 |
| 18% to under 19% | 169 |
| 19% to under 20% | 135 |
| 20% to under 21% | 128 |
| 21% to under 22% | 130 |
| 22% to under 23% | 110 |
| 23% to under 24% | 83 |
| 24% to under 25% | 72 |
| 25% to under 26% | 88 |
| 26% to under 27% | 51 |
| 27% to under 28% | 54 |
| 28% to under 29% | 35 |
| 29% to under 30% | 39 |
| 30% to under 31% | 21 |
| 31% to under 32% | 18 |
| 32% to under 33% | 19 |
| 33% to under 34% | 16 |
| 34% to under 35% | 6 |
| 35% to under 36% | 19 |
| 36% to under 37% | 16 |
| 37% to under 38% | 13 |
| 38% to under 39% | 20 |
| 39% to under 40% | 12 |
| 40% to under 41% | 11 |
| 41% and up | 117 |
85% to 88% of Dallas County’s $5M+ protests have ended lower every year since 2022
The spread held too. From 2022 to 2026 the median Dallas reduction ran from 9.8% to 12.6%, and every year a quarter of reductions took off more than 15.4%. One year’s result is a point inside a wide, steady range.
| Year | Cut among reductions | Ended lower |
|---|---|---|
| 20266,627 protests | 7.1%12.0%17.6%24.8% |
87% ended lower5,763 of 6,627 |
| 20256,115 protests | 6.7%10.5%15.4%22.9% |
87% ended lower5,327 of 6,115 |
| 20245,891 protests | 7.5%12.6%20.8%31.9% |
88% ended lower5,162 of 5,891 |
| 20235,154 protests | 5.9%9.8%16.0%25.0% |
85% ended lower4,393 of 5,154 |
| 20224,766 protests | 7.3%11.2%17.0%24.7% |
87% ended lower4,165 of 4,766 |
Source: Dallas Central Appraisal District protest register, joined to the certified rolls. Paradox Property Tax, paradoxpropertytax.com/report
Each bar spans the middle half of that year’s reductions, and the dark tick is the median. The thin line runs on to the cut that nine in ten stayed under. Protested: the share of every taxable $5M+ commercial property on that year’s roll that filed.
Dallas 2026 is from the district’s July 2026 file; a protest still open then would count as not ended lower. 2026’s share sits inside 2022 to 2025’s 85.2% to 87.6%.
Denton’s reductions ran deepest of the four counties
Each county shows its latest year alone, so the years differ. Pooled over each county’s own years, Denton still ran deepest: a median cut of 24.5% (2,892 reductions, 2023 and 2024), against 11.2% in Dallas (24,810, 2022 to 2026), 11.2% in Tarrant (13,682, 2021 to 2025) and 9.3% in Collin (9,749, 2022 to 2026).
The median cut on $5M+ commercial property in each county’s latest year: Denton 21.3% (2024), Tarrant 12.4% (2025), Dallas 12.0% (2026), Collin 8.4% (2026)
Sources: each district’s own protest register, each county’s latest year. Commercial property noticed at $5 million or more. Paradox Property Tax, paradoxpropertytax.com/report
One dot per protest, every county on one axis and at one dot size, so a county with more protests draws a bigger shape. The block on the left of each row holds the protests that ended no lower, the dark line marks the median cut, and three shades split the reductions into the shallowest quarter, the middle half and the deepest quarter. Each shape is one county’s latest year, on one axis and at one scale, so a county with more protests draws a bigger shape. The years differ because the registers do, so the counties are never added up.
Counts behind the chart (44 rows)
| Outcome | Dallas 2026 | Tarrant 2025 | Denton 2024 | Collin 2026 |
|---|---|---|---|---|
| Ended no lower | 864 | 390 | 141 | 261 |
| Lower by under 1% | 64 | 31 | 13 | 56 |
| 1% to under 2% | 116 | 60 | 15 | 99 |
| 2% to under 3% | 147 | 80 | 22 | 131 |
| 3% to under 4% | 181 | 157 | 21 | 165 |
| 4% to under 5% | 272 | 156 | 21 | 149 |
| 5% to under 6% | 336 | 148 | 19 | 170 |
| 6% to under 7% | 301 | 181 | 23 | 162 |
| 7% to under 8% | 253 | 162 | 22 | 161 |
| 8% to under 9% | 313 | 176 | 39 | 131 |
| 9% to under 10% | 315 | 223 | 31 | 119 |
| 10% to under 11% | 285 | 137 | 45 | 110 |
| 11% to under 12% | 300 | 172 | 38 | 104 |
| 12% to under 13% | 306 | 170 | 39 | 99 |
| 13% to under 14% | 313 | 150 | 41 | 69 |
| 14% to under 15% | 259 | 148 | 42 | 111 |
| 15% to under 16% | 233 | 137 | 40 | 41 |
| 16% to under 17% | 217 | 116 | 54 | 47 |
| 17% to under 18% | 170 | 109 | 46 | 52 |
| 18% to under 19% | 169 | 102 | 46 | 32 |
| 19% to under 20% | 135 | 104 | 38 | 41 |
| 20% to under 21% | 128 | 75 | 44 | 39 |
| 21% to under 22% | 130 | 47 | 43 | 22 |
| 22% to under 23% | 110 | 71 | 56 | 19 |
| 23% to under 24% | 83 | 51 | 41 | 18 |
| 24% to under 25% | 72 | 56 | 28 | 9 |
| 25% to under 26% | 88 | 44 | 40 | 16 |
| 26% to under 27% | 51 | 40 | 35 | 20 |
| 27% to under 28% | 54 | 38 | 41 | 19 |
| 28% to under 29% | 35 | 26 | 33 | 12 |
| 29% to under 30% | 39 | 28 | 38 | 9 |
| 30% to under 31% | 21 | 20 | 37 | 11 |
| 31% to under 32% | 18 | 21 | 32 | 11 |
| 32% to under 33% | 19 | 15 | 38 | 8 |
| 33% to under 34% | 16 | 19 | 28 | 6 |
| 34% to under 35% | 6 | 12 | 20 | 6 |
| 35% to under 36% | 19 | 16 | 20 | 8 |
| 36% to under 37% | 16 | 14 | 17 | 3 |
| 37% to under 38% | 13 | 16 | 18 | 3 |
| 38% to under 39% | 20 | 10 | 18 | 4 |
| 39% to under 40% | 12 | 12 | 13 | 2 |
| 40% to under 41% | 11 | 5 | 21 | 3 |
| 41% and up | 117 | 121 | 109 | 15 |
| Protests | 6,627 | 3,866 | 1,566 | 2,573 |
| County | Year | Protests | Ended lower | Median cut | Value taken off | Tax on that value |
|---|---|---|---|---|---|---|
| Dallas | 2026 | 6,627 | 87% | 12.0% | $21.45 billion | $478 million |
| Tarrant | 2025 | 3,866 | 90% | 12.4% | $11.01 billion | $238 millionillustrative |
| Denton | 2024 | 1,566 | 91% | 21.3% | $8.91 billion | $177 millionillustrative |
| Collin | 2026 | 2,573 | 90% | 8.4% | $6.56 billion | $112 millionillustrative |
Value taken off: noticed value minus final value, added up over the year’s protests. Tax on that value: Dallas at each property’s own 2026 combined rate, Tarrant at a 2.16% combined rate (Tarrant County, Fort Worth, Fort Worth ISD, the hospital district and Tarrant County College, 2025), Denton at a 1.99% combined rate (Denton County, the City of Denton and Denton ISD, 2025) and Collin at a 1.70% combined rate (Collin County, Plano, Plano ISD and Collin College, 2026). Only Dallas uses each property’s own rate; the other three use one combined rate each, so their tax figures are illustrative.
Bigger buildings and apartments ended lower more often, in all four counties
In every county the share of protests that ended lower rose with the noticed value, and apartments ended lower more often than commercial buildings. Each county’s years are pooled: Dallas 2022 to 2026, Tarrant 2021 to 2025, Denton 2023 and 2024, Collin 2022 to 2026.
Share that ended lower, by noticed value
| Noticed value | Dallas | Tarrant | Denton | Collin |
|---|---|---|---|---|
| $5M to $10M | 80%10,888 | 78%7,024 | 89%1,124 | 83%4,023 |
| $10M to $25M | 88%8,973 | 86%5,490 | 93%930 | 89%3,531 |
| $25M to $50M | 94%4,843 | 91%2,505 | 97%513 | 92%1,667 |
| $50M and up | 95%3,849 | 92%1,332 | 98%534 | 94%1,850 |
Share of protests that ended lower, with the number of protests under it.
Share that ended lower, by property type
| Property type | Dallas | Tarrant | Denton | Collin |
|---|---|---|---|---|
| Apartments | 95%9,489 | 93%5,689 | 95%843 | 91%2,651 |
| Commercial | 83%18,506 | 79%10,172 | 93%2,233 | 87%8,145 |
| Industrial | 85%558 | 81%490 | too few | 81%275 |
Share of protests that ended lower, with the number of protests under it.
When is the 2027 protest deadline?
For most owners, Monday, May 17, 2027. The dates below are the rules and the 2026 calendar; the notice from your district governs.
December 31, 2026
The 20% limit on yearly appraisal increases for non-homestead real property expires, unless the Legislature acts in 2027. In 2026 it covered property valued at $5,320,000 or less. A bill to extend it died in committee.
Sources: SB 2, 88th Legislature, 2nd called session; Texas Comptroller, valuing property; Texas Comptroller, January 2026; SB 322 history (2025).
April
Districts mail notices of appraised value. In 2026, Dallas mailed real property notices April 14, Collin April 15 and Tarrant around April 17.
Sources: Dallas Central Appraisal District, 2026 notices; Collin Central Appraisal District, 2026 notices; Tarrant Appraisal District, 2026 notices.
May 17, 2027
The deadline is May 15 or 30 days after the notice is mailed, whichever is later, and a deadline on a weekend moves to the next business day. May 15, 2027 is a Saturday, so the usual deadline is Monday, May 17 (our count; the district’s notice governs).
Sources: HB 2228 (2017); Texas Comptroller, protests; Texas Comptroller, deadlines calendar.
Summer and fall
Hearings. In 2026, Dallas heard protests through September, Tarrant’s panels sat from April to November, and Collin’s ran from mid-May to early July, with its roll certified by July 25.
Sources: Dallas Central Appraisal District, 2026 protest season; Tarrant Appraisal Review Board; Collin Central Appraisal District, protest and certification cycle.
After the order
Three roads past the review board. Binding arbitration covers property the board valued at $5 million or less, filed within 60 days; most of this report’s buildings are above that line. The State Office of Administrative Hearings takes non-industrial property valued above $1,000,000, with notice within 30 days of the order and a $1,500 deposit within 90. District court takes a petition within 60 days of the final order, with tax on the undisputed value paid first.
Sources: SB 731 (2017); Texas Comptroller, binding arbitration; State Office of Administrative Hearings; Tax Code §42.21, HB 986; §42.08, HB 585.
The protest year, step by step, for each county: Dallas, Tarrant, Denton and Collin.
Want a second read on a building?
Send us a property and we read the record: the notice, the district’s evidence and the year’s results. Then we tell you whether there’s a case. Some years, for some properties, there isn’t, and we’ll say so.
Using these numbers
A sentence you can quote
In Dallas County, 87% of 2026 protests on commercial property noticed at $5 million or more ended in a lower value (5,763 of 6,627), according to Paradox Property Tax’s count of the Dallas Central Appraisal District protest register.
How to cite this page
Paradox Property Tax. DFW Commercial Property Tax Protest Report, 2026 edition. November 9, 2026. Counted from the protest registers of the Dallas, Tarrant, Denton and Collin appraisal districts. paradoxpropertytax.com/report/
Download the data
The full table for all four counties: report-2026.csv. Every chart downloads with its title, source line and our address on it, and each one’s numbers download as CSV beside it.
Please keep each county separate. The registers differ in source and years, so adding or averaging them makes a number none of them supports.
How we counted
What counts
A protest is in this report when the property is apartments, commercial or industrial real property (the state’s classes B, F1 and F2) and its noticed value was $5 million or more. Each property counts once a year: where a register holds several cases for one property in one year, we keep the resolved one with the biggest cut.
A protest ended lower when its final value, from a settlement or a panel’s order, came out below the noticed value. Withdrawn and dismissed protests stay in the count as protests that weren’t reduced. The cut is the drop as a share of the noticed value.
Dallas’s share that protested divides protested properties by every taxable $5M+ commercial property on that year’s roll: 6,505 of 6,725 in 2026. Its outcomes are counted on the register, which holds 6,627 protests that year; the two counts start from different files. The roll files we hold for the other three counties don’t mark tax-exempt property, so their share isn’t shown.
In the dot charts each dot is one protest, and each whole percentage point of cut holds exactly its count from the register. Where a dot sits inside its percentage point is drawn, not read.
Why
The Comptroller’s annual report on appraisal review boards gives no protest counts or outcomes, so we counted the registers.
Source: Texas Comptroller, appraisal review board annual report.
Left out
Homes, business personal property, buildings noticed under $5 million, and every owner, address, account and firm name. Totals only.
The registers
- DallasThe Dallas Central Appraisal District’s appraisal review board archive, past and current years, joined to the certified rolls.28,553 protests, 2022 to 2026
- TarrantThe Tarrant Appraisal District’s appraisal review board case summary for 2021 to 2025, released under the Public Information Act.16,351 protests, 2021 to 2025
- DentonThe Denton Central Appraisal District’s protest case export for 2023 and 2024, released under the Public Information Act.3,101 protests, 2023 and 2024
- CollinThe Collin Central Appraisal District’s protest export for 2022 to 2026, joined to its yearly appraisal exports.11,071 protests, 2022 to 2026
Denton starts in 2023: its earlier exports count protests differently. Property types with under 30 protests aren’t shown; the smallest group shown is Collin industrial, 275 protests from 2022 to 2026.
Tax figures for Dallas use each property’s own 2026 combined rate (county, hospital district, college, city and school district; special districts left out). Tarrant, Denton and Collin use the one combined rate named under the latest-year table.
What this can’t tell you: why any protest ended where it did, what any one building should have gotten, or how 2027 will go.
Who to ask
Our protest team, info@paradoxpropertytax.com