1. Bosque Central Appraisal District (BCAD) Website

• Use the website's property search tool to access valuation data, appraisal information/notices, submit protests/appeals (if available), or check deadlines.
  
  

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.

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

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

• LandSearch.com

• FEMA Flood Map Service Center 

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.

https://www.irs.gov/forms-pubs/about-schedule-e-form-1040 

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.

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