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Montgomery County Property Tax Protest, Texas

Travis BunnTravis Bunn·Updated July 24, 2026

Montgomery County is located in southeast Texas, just north of Houston, with a 2025 estimated population of approximately 781,000. The county seat is Conroe, while The Woodlands is the largest city with over 114,000 residents, followed by Conroe with nearly 90,000. Other major communities include Willis, Magnolia, New Caney, Shenandoah, and Oak Ridge North. Property tax protests are particularly important here due to the county's rapid growth and high tax burden, Montgomery County's median effective tax rate of 1.36% exceeds the national median of 1.02%, and the median annual tax bill of $4,047 is $1,647 higher than the national median of $2,400. With median home values around $305,000 to $335,000 and combined tax rates ranging from 1.4% to 2.5% depending on location and municipal utility districts, even a modest assessment reduction can result in significant annual savings.

Notable cities: The Woodlands, Conroe, Willis, Magnolia, Shenandoah, Oak Ridge North, New Caney

Median Home

$305,000

Tax Rate

1.36%

Annual Tax

$4,047

On the typical Montgomery County home, valued near $305,000 at the county’s effective tax rate of 1.36%, an over-assessment of even 10% means you are overpaying year after year until you protest it. Here is how to find out if yours qualifies.

2026 Protest Deadline: May 15, 2026, or 30 days after the Notice of Appraised Value is mailed, whichever is later

This year's protest window has passed in most of Texas. Order now and we re-run your numbers free when the window reopens, so your evidence is ready the day your next notice lands.

The Montgomery County property tax protest deadline for 2026 is May 15, 2026, or 30 days after MCAD mails your Notice of Appraised Value, whichever is later. MCAD typically mails notices between late March and mid-April. Check the mailing date printed on your notice (not the postmark or delivery date). If your notice was mailed after April 15, your deadline extends beyond May 15. There are no extensions, so file early to avoid last-minute portal slowdowns.

Want the full walkthrough? Read our Montgomery County Property Tax Protest Guide with evidence strategies and hearing tips.

See if your Montgomery County home is over-assessed

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White two-story Texas home with shade trees. Montgomery County protest guide.

How Montgomery County Assesses Property

100%of market value

Assessed by: Montgomery Central Appraisal District (MCAD)

Assessment cycle: annual

Notices typically mailed: late March to mid-April

In Texas, properties are assessed at 100% of market value as of January 1 each year. This means your assessed value equals your full market value with no adjustment ratio. For example, if your home's market value is $335,000, at Texas's 100% assessment ratio your assessed value would be $335,000, resulting in approximately $4,556 in annual taxes at Montgomery County's median effective rate of 1.36% (before exemptions). After applying a standard $140,000 homestead exemption on school taxes, your actual tax bill would be lower.

The Protest Process

Appeals are heard by the Appraisal Review Board (ARB). After filing your protest, MCAD first schedules an informal hearing with a staff appraiser where many cases are resolved through negotiation. If no agreement is reached, your case proceeds to a formal ARB hearing before a three-member citizen panel, which typically lasts 15-20 minutes and results in a binding value determination.

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Step 1: Review your Notice of Appraised Value when it arrives (typically late March to mid-April). Check the mailed date on the notice and calculate your protest deadline, May 15, 2026, or 30 days after the mailed date, whichever is later.

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Step 2: Research comparable properties in your subdivision or neighborhood using MCAD's online property search at mcad-tx.org. Gather evidence showing similar homes with lower appraised values, recent sales data, photos of property issues, or repair estimates.

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Step 3: File Form 50-132 (Notice of Protest) by the deadline. File online at mcad-tx.org/online-protest for fastest processing, by mail to 109 Gladstell Street, Conroe, TX 77301, or in person during business hours. Select 'value is over market value' and/or 'unequal appraisal' as your protest grounds.

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Step 4: Attend the informal hearing with an MCAD appraiser (typically scheduled June through August). Bring two copies of your evidence packet including comparable property data. The appraiser may agree to reduce your value, make a counteroffer, or maintain the original assessment. Many protests are resolved at this stage.

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Step 5: If you don't reach agreement at the informal hearing, proceed to a formal Appraisal Review Board (ARB) hearing at no additional cost. Present your evidence to a three-member panel. ARB hearings typically last 15-20 minutes. The panel will set a final value after hearing both sides.

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Step 6: If dissatisfied with the ARB decision, you can appeal to district court in Montgomery County, file for binding arbitration through the Texas Comptroller's office (certain criteria apply), or appeal to the State Office of Administrative Hearings (SOAH) if your property value exceeds $1,000,000.

Required form: Form 50-132 (Notice of Protest)

Filing Methods

online:File at mcad-tx.org/online-protest or https://www.onlineappeals.mcad-tx.org/ using your property account number and Online Protest ID from your notice. Fastest and most reliable method with instant confirmation.
mail:Mail completed Form 50-132 to Montgomery Central Appraisal District, 109 Gladstell Street, Conroe, TX 77301. Use certified mail with return receipt requested. Must be postmarked by the deadline.
in-person:Deliver Form 50-132 to MCAD office at 109 Gladstell Street, Conroe, TX 77301. Office hours: Monday-Friday, 8:00 AM - 5:00 PM.

Evidence to Bring

Comparable sales data from similar properties in your subdivision or neighborhoodMCAD property records showing lower appraised values for comparable homesRecent professional appraisal (if available)Photos documenting property condition issues, deferred maintenance, or damageRepair estimates or contractor bids for needed workPrice per square foot comparisons between your property and similar homes

Montgomery County Assessor Contact

Montgomery Central Appraisal District (MCAD)

Website: https://mcad-tx.org

Online Portal: https://mcad-tx.org/online-protest/

Hours: Monday - Friday, 8:00 AM - 5:00 PM

Tax Exemptions in Montgomery County

General Residence Homestead Exemption

$140,000 off school district taxes (2026)

Reduces the taxable value of your primary residence for school district taxes

Eligibility: Property owners who own and occupy the home as their primary residence as of January 1Deadline: April 30

Over-65 Homestead Exemption

Additional $60,000 off school taxes, plus tax ceiling freeze

Additional exemption for homeowners age 65 or older, includes a tax ceiling (freeze) on school district taxes

Eligibility: Homeowners age 65 or older who occupy the property as their primary residenceDeadline: April 30 (can apply late up to one year after delinquency date)

Disabled Person Exemption

Minimum $60,000 from school district taxes

Exemption for homeowners with 100% disability rating

Eligibility: Homeowners who are 100% disabled as defined by the Federal Old-Age, Survivors, and Disability Insurance programDeadline: April 30 (can apply late up to one year after delinquency date)

Disabled Veteran Exemption

$5,000 to $12,000 based on disability rating; 100% disabled veterans receive full exemption from all property taxes

Partial or full exemption based on VA disability rating

Eligibility: Veterans with a service-connected disability rating from the VA; surviving spouses of veterans killed in action may also qualifyDeadline: April 30

Montgomery County General Homestead Exemption

10% of assessed value for county taxes

County-level homestead exemption reduces county taxes

Eligibility: Homeowners who qualify for the general residence homestead exemptionDeadline: April 30

Montgomery County Protest Statistics

Success Rate

90.3%

Avg Reduction

$1,780

Montgomery County Protest Packet · $49

Comparable sales evidence, county-specific filing guide, and professional cover letter. Enter your address to get started.

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Frequently Asked Questions

What is the deadline to protest my property taxes in Montgomery County for 2026?
The Montgomery County property tax protest deadline for 2026 is May 15, 2026, or 30 days after MCAD mails your Notice of Appraised Value, whichever is later. MCAD typically mails notices between late March and mid-April. You must check the mailing date printed on your notice (not the postmark or the date you received it) to calculate your exact deadline. If your notice was mailed after April 15, your deadline automatically extends beyond May 15. Missing the deadline means you cannot protest until the following year, potentially costing you thousands of dollars.
How do I file a property tax protest online with MCAD in Montgomery County?
To file online, visit mcad-tx.org/online-protest or https://www.onlineappeals.mcad-tx.org/ and enter your property account number and Online Protest ID from your Notice of Appraised Value. Select your protest reason (typically 'value is over market value' or 'unequal appraisal'), enter your opinion of your property's true market value, and upload supporting evidence such as comparable sales data. Online filing is the fastest method and provides instant confirmation. Note that if your notice does not include an Online Protest ID, you must file by mail or in person using Form 50-132 instead.
What is the homestead exemption worth in Montgomery County?
Montgomery County homeowners receive a $140,000 exemption off school district taxes as of 2026, which is the largest exemption component. Additionally, Montgomery County offers a 10% general homestead exemption on county taxes. For a home valued at $335,000 (the county median), the $140,000 school exemption alone saves approximately $2,500 to $3,000 annually depending on your school district's tax rate. Homeowners age 65 and older receive an additional $60,000 school exemption plus a tax ceiling that freezes school taxes at that level for as long as they own and occupy the home.
What happens at an ARB hearing in Montgomery County?
At a Montgomery County ARB hearing, you present your case to a three-member citizen panel in a formal but straightforward proceeding that typically lasts 15 to 20 minutes. You present your evidence first, comparable sales, photos, repair estimates, and price-per-square-foot analysis, followed by MCAD's appraiser who presents the district's evidence supporting their valuation. The panel asks questions of both parties, then deliberates and sets a final value for your property. The ARB's decision is binding unless you appeal to district court, binding arbitration, or SOAH. You can attend in person at the MCAD office or, in some cases, virtually if offered by the county.
How much can I save by protesting my property taxes in Montgomery County?
The average successful protest in Montgomery County results in a reduction of approximately $1,780 per year according to recent data. However, savings vary widely based on your property value and the strength of your evidence. In high-value areas like The Woodlands and lakefront properties near Lake Conroe, well-documented protests often achieve reductions of $50,000 to $100,000 in assessed value. At Montgomery County's typical combined tax rate of 1.9% to 2.5%, a $35,000 assessment reduction translates to $665 to $875 in annual tax savings. In 2024, 88% of informal protests in Montgomery County received some reduction.
What evidence do I need for a successful Montgomery County property tax protest?
The most effective evidence for MCAD protests includes comparable property data from your specific subdivision showing similar homes with lower appraised values per square foot, recent sale prices of comparable homes in your neighborhood, and unequal appraisal analysis demonstrating that MCAD valued your property higher than similar properties. Additional strong evidence includes photos documenting deferred maintenance, property condition issues, or functional obsolescence that MCAD's automated models may have missed, along with contractor estimates for needed repairs. MCAD expects apples-to-apples comparisons from your own subdivision or immediate neighborhood, as properties are grouped by subdivision code. Avoid using comparables from different neighborhoods or simply stating 'my taxes are too high', the ARB needs specific data and numbers.
Can my property value increase if I file a protest in Montgomery County?
No, your property value cannot increase solely because you filed a protest with MCAD. Texas Tax Code Section 41.71 specifically prohibits the appraisal district from raising your appraised value simply because you protested. The worst outcome is that your value stays the same if MCAD does not grant a reduction. There is zero risk to filing a protest. However, if MCAD discovers errors in their records during the protest process, such as missing square footage, an additional structure, or other property features they were previously unaware of, they could use that information to increase your value in a future tax year, but not for the current year under protest.
Do I still have to pay my property taxes while my protest is pending in Montgomery County?
Yes, you must pay your property taxes by the January 31 deadline even if your protest is still pending with MCAD or the ARB. Taxes not paid by January 31 begin accruing penalties and interest starting February 1 at a rate of 6% penalty plus 1% interest per month. If you wait for your protest outcome and the deadline passes, you will owe these additional charges even if your protest is ultimately successful. The law requires payment based on the original assessment. If your protest results in a lower value, the Montgomery County Tax Office will refund the overpayment with interest once the protest is resolved.

Official Resources

Montgomery Central Appraisal District Official Website →

Official MCAD website with property search tools, online protest filing portal, exemption applications, and contact information.

MCAD Online Protest Portal →

Direct link to file your property tax protest online with Montgomery Central Appraisal District for the fastest processing.

Texas Comptroller Property Tax Assistance →

State resource providing property tax basics, exemption information, taxpayer rights, and guides for ARB hearings.

Montgomery County Tax Office →

Official county tax office for payment information, tax statements, and exemption processing after MCAD approval.

For state-wide protest information including Texas's assessment ratio and deadlines, see our Texas Property Tax Protest Guide →

Considering professional help with your protest? Compare pricing, coverage, and pros/cons in our Best Property Tax Protest Services (2026) or browse side-by-side service comparisons →

More Texas Counties

Angelina County (Lufkin)Bastrop County (Bastrop)Bell County (Killeen)Bexar County (San Antonio)Brazoria County (Pearland)Brazos County (Bryan)
← All Texas property tax protest info

Sources: https://mcad-tx.org | https://www.ownwell.com/trends/texas/montgomery-county | https://comptroller.texas.gov/taxes/property-tax/ | https://resolutepts.com/texas/montgomery-county-property-taxes/ | https://www.tax-rates.org/texas/montgomery_county_property_tax

Last verified: 2026-07-24