Below, you will find official documents from the Bosque County Judge’s Office, the Hospital District, and the County Commissioners expressing concerns, along with the Bosque County Central Appraisal District Board's meeting minutes adopting the 2025 Budget.
Embedded Files
Fair Appraisals for Bosque County
📂 Proposed 2025 BCAD Budget – Breakdown of salary hikes, office rent surges, and excessive spending.
📂 Letter from the Hospital District – Expressing concerns over unjustified tax increases.
📂 Letter from the Bosque County Judge’s Office & Commissioners – Highlighting major budget concerns.
📂 Revised 2025 BCAD Budget – Continued salary increases and minimal cuts to excessive spending.
LOCAL RESOURCES
2. Appraisal Review Board (ARB) Hearing
You have 30 days from the date on your appraisal notice to file a protest. Protest via the form with your valuation notice or submit through BCAD’s website.
📄 Texas Legal Protections & Protest Tools
3. Texas Property Tax Code – Chapter 41 (Sec. 41.41 RIGHT OF PROTEST)
Outlines your legal right to protest property values.
Covers evidence standards and hearing procedures.
4. Texas Comptroller's Protest Guide
Taxpayer Assistance Pamphlet – by the Texas Comptroller
How to Present Your Case at an ARB Hearing – A Homeowner’s Guide – by the Texas Comptroller
📚 Supporting Evidence Tools
5. Comparables and Insurance Replacement Cost Estimates
Use Zillow, Realtor.com, or Redfin to find comparable properties. For a residence, make sure to match square footage, condition, and age of the home.
Insurance Replacement Cost Estimates: Homeowner’s insurance policies typically include a “replacement cost” estimate that can serve as supporting evidence.
Texas Land Pricing Guide 2025 - by Texas Farm Credit
Land Market Insights & Pricing in Bosque County, Texas - Land.com
PSA: We’ve seen sharp increases in online property estimates since the 2025 BCAD values were published. One of our monitored properties jumped from $148,900 to $203,200 in under a week, despite no changes or sale activity. This may be due to appraisal data reaching national valuation tools like CoreLogic, Quantarium, and Collateral Analytics. When protesting, be sure to use SOLD comps, not listings or online estimates. Stay informed and double-check your data.
6. Income Method (for rentals or commercial property)
Gather 12 months of rental income (annual income) and subtract expenses (taxes, insurance, repairs, etc.) for Net Operating Income totals (NOI).
Use IRS Schedule E or a rent roll.
7. Cost Method
Marshall & Swift: This is an industry-standard valuation tool used by many appraisal districts. Compare their data to actual build cost.
BuildingJournal.com: Online tool that generates quick cost estimates based on location and home type.
Contractor Bids or Final Invoices: If you recently built or remodeled, you may have contractor bids, invoices, or a sworn construction affidavit. These documents are among the strongest forms of evidence because they reflect your actual costs—not hypothetical values.
🧾 Property Record Tools
8. BCAD Property Records
Search and download BCAD records and double-check square footage, land size, exemptions, improvements, and building quality grade.
9. Satellite Imagery
Use Google Earth or GIS Viewer (BCAD Website) tools to dispute alleged improvements or square footage errors.
Read the documents. See the facts and take action. Sign the petition. Demand change now!
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