Rob Hartley

Founder, AppealDesk · March 21, 2026

Montgomery County Property Tax Protest Guide (2026)

Updated March 2026

Montgomery County stretches north of Houston and is home to some of the most desirable communities in the Greater Houston area — including The Woodlands, Conroe, and parts of Spring. With a population exceeding 650,000 and a median home value around $300,000, the county has experienced sustained growth fueled by corporate relocations, new master-planned communities, and families seeking top-rated schools.

Conroe has ranked among the fastest-growing cities in the United States in recent years, and The Woodlands remains one of the Houston metro’s most affluent communities, with homes ranging from $300,000 to well over $3 million. That growth has driven aggressive property value increases from the Montgomery Central Appraisal District (MCAD) — and many homeowners are paying more than they should. This guide covers everything you need to know to protest your MCAD appraisal and reduce your property tax bill.

Montgomery Central Appraisal District (MCAD) Overview

MCAD is the appraisal district responsible for determining the market value of all taxable property in Montgomery County. It serves taxing entities including Conroe ISD, The Woodlands Township, Montgomery ISD, Willis ISD, New Caney ISD, the City of Conroe, and Montgomery County itself. Each taxing entity sets its own rate, but MCAD sets the appraised value that those rates apply to.

MCAD appraises property as of January 1 each year. Given Montgomery County’s active real estate market — with significant new construction in areas like Grand Central Park, Granger Pines, and Harper’s Preserve — MCAD’s mass appraisal adjustments have been particularly steep in neighborhoods with heavy development activity.

For current contact details, office location, and online protest filing, visit the Montgomery County data page.

Montgomery County Protest Deadline

The Texas property tax protest deadline is May 15 or 30 days after your Notice of Appraised Value is mailed, whichever is later. MCAD typically mails notices between late March and mid-April.

Look at the mailing date printed on your notice — not the postmark and not the date it arrived. If your notice was mailed after April 15, your deadline extends beyond May 15. There are no extensions, so do not wait until the last day. MCAD’s online portal can experience slowdowns when thousands of homeowners file close to the deadline.

• Late March – mid-April: Notices mailed
• May 15 (or 30 days from notice): Protest filing deadline
• June – August: Informal hearings and ARB hearings
• October: Tax rates set by taxing entities
• January 31: Tax bills due

How to File Your Montgomery County Protest

MCAD offers online protest filing, which is the fastest and most reliable method. You can also file by mail or in person.

Option 1: File Online (Recommended)

MCAD’s online protest system lets you file from your computer or phone. You’ll need your property account number from your notice. The system guides you through selecting your protest reason, entering your opinion of value, and uploading supporting documents. Save or screenshot your confirmation — it serves as proof that you filed on time.

Option 2: File by Mail or In Person

Complete Form 50-132 (the official Texas Notice of Protest) and mail it to MCAD or deliver it in person to their Conroe office. If you mail your protest, use certified mail with return receipt requested so you have documentation of the filing date.

What to Include on the Form

1. Your property account number (from your appraisal notice)
2. Check “Value is over market value” as your protest reason
3. Consider also checking “Value is unequal compared with other properties” to give yourself two avenues of argument
4. Enter your honest opinion of your property’s market value — support it with evidence
5. Request an informal hearing (always select yes)

What Evidence to Bring to Your Montgomery County Protest

The outcome of your protest depends almost entirely on the quality of your evidence. MCAD appraisers and ARB panels evaluate data, not stories about your tax burden. Here’s what works in Montgomery County:

1. Comparable Sales Analysis

The single most persuasive piece of evidence is a set of 3–5 comparable home sales showing that similar properties sold for less than MCAD’s appraised value of your home. Texas uses a 100% assessment ratio, so sale prices compare directly to your appraised value.

• Same subdivision or nearby master-planned community is ideal
• Similar square footage, age, lot size, and number of bedrooms and bathrooms
• Sold within 12 months before the January 1 appraisal date
• In The Woodlands, use comparables from the same village (Creekside Park, Sterling Ridge, Alden Bridge, etc.) since values vary significantly between villages
• For Conroe, differentiate between older established neighborhoods and new master-planned communities — they have different market dynamics

For a step-by-step guide to selecting and presenting comparable sales, see our guide to finding comparable sales.

2. Unequal Appraisal Evidence

Under Texas Property Code Section 42.26, your property must be appraised equitably relative to similar properties. If your home is assessed at a higher price per square foot than comparable homes in your area, the appraisal district must equalize.

• Search MCAD’s property records for 5–10 similar homes in your subdivision
• Calculate the appraised value per square foot for each
• If your per-square-foot rate is above the median, present this as your unequal appraisal argument
• This strategy is especially powerful in The Woodlands, where homes in the same village are often very similar in size and features

3. Property Condition Documentation

MCAD’s mass appraisal assumes standard condition. If your home has issues that reduce its value, document them with photos, inspection reports, and repair estimates:

• Foundation issues — parts of Montgomery County have clay soils prone to shifting
• Previous flood damage or proximity to flood-prone areas — particularly relevant for properties near Spring Creek, the San Jacinto River, or Lake Conroe
• Aging roof, HVAC, or major systems needing replacement
• Outdated interiors that haven’t been renovated
• External factors: backing up to a commercial property, power lines, or a busy road

4. Montgomery County–Specific Factors

Several issues are particularly relevant to Montgomery County protests:

• The Woodlands premium vs. reality: MCAD sometimes applies Woodlands-level pricing to homes in adjacent communities like Oak Ridge North, Shenandoah, or Imperial Oaks that don’t command the same market premium. If your home is near but not in The Woodlands, make sure MCAD isn’t using Woodlands comparables
• New construction oversupply: Areas with extensive new-build inventory (Grand Central Park, Conroe city limits, Willis) can see resale values suppressed relative to MCAD’s appraisals, which may reflect builder base prices
• Lake Conroe proximity: Properties near Lake Conroe can see inflated values based on waterfront sales, even if the property itself is not waterfront. Make sure MCAD is using appropriate non-waterfront comparables
• Flood risk and insurance costs: Montgomery County has experienced significant flooding events. Properties in or near flood zones may be worth less than MCAD estimates, particularly if flood insurance is required
• Commute distance: Homes further from Houston’s employment centers (Willis, New Waverly, Magnolia) may not support the same values as homes closer to I-45 and The Woodlands

The ARB Hearing Process in Montgomery County

Montgomery County follows the standard Texas two-stage protest process: informal hearing first, then formal ARB hearing if you and MCAD cannot agree.

Stage 1: Informal Hearing

After filing your protest, MCAD will schedule an informal hearing — a one-on-one meeting with an MCAD staff appraiser. This can be in person, by phone, or by video conference. The appraiser will review your evidence and may present their own comparable sales.

• The majority of Montgomery County protests are settled at the informal stage
• The appraiser can agree to a reduced value on the spot
• Come prepared with printed copies of your evidence, organized clearly
• If the appraiser’s offer is still higher than your evidence supports, you can decline and move to the formal ARB
• Be professional and focus on the data — the appraiser evaluates evidence, not emotions

Stage 2: Formal ARB Hearing

If the informal hearing does not produce a satisfactory result, your case moves to the Montgomery County Appraisal Review Board. The ARB consists of local citizens appointed to hear protests.

• Hearings are typically 15–30 minutes
• You present your evidence first, followed by MCAD’s presentation
• The panel may ask questions of both you and the MCAD representative
• Bring printed copies of your evidence for the panel members and the MCAD representative
• The ARB’s decision is usually rendered the same day
• If you disagree with the ARB’s decision, you can pursue binding arbitration ($550 deposit, refundable if you win) or file in district court

For tips on presenting your case effectively, see our guide on what happens at a property tax hearing.

Montgomery County Protest Statistics

Property tax protests work in Texas. Statewide, approximately 70% of homeowners who file a protest receive some reduction in their appraised value. Montgomery County’s mix of established communities and fast-growing areas creates frequent mass appraisal inaccuracies that benefit homeowners who protest.

• ~70% success rate for Texas property tax protests statewide
• Typical reductions range from 5–15% of appraised value
• On a $300,000 home with a 2.3% effective tax rate, a 10% reduction saves roughly $690 per year
• The Woodlands properties, with higher values, often see larger dollar savings — a 10% reduction on a $600,000 home saves approximately $1,380 annually
• Protests supported by comparable sales evidence succeed at higher rates than those without evidence

For a deeper look at what protesting costs and whether it’s worth your time, see our property tax appeal cost guide.

Montgomery County Exemptions

Protesting your appraised value is one way to lower your property tax bill. Claiming all available exemptions is another — and you should do both. Exemptions reduce the taxable portion of your property’s value.

Homestead Exemption

• $100,000 school district exemption: Texas provides a $100,000 exemption from school district taxes on your primary residence (as of 2023)
• Additional exemptions may be offered by Montgomery County, cities, and special districts
• You must apply with MCAD — the exemption is not automatic
• Filing a homestead exemption also activates the 10% appraisal cap, which limits how much your appraised value can increase each year — critical in a high-growth county like Montgomery

Over-65 Exemption

• Additional $10,000 school district exemption stacked on top of the $100,000 homestead exemption
• Freezes your school district tax levy at the amount owed the year you qualified
• Cities and counties may provide their own over-65 exemptions with separate tax ceilings
• Surviving spouses age 55 or older may transfer the exemption
• With a large retiree population in The Woodlands and Lake Conroe communities, this exemption benefits many Montgomery County homeowners

Disabled Veteran Exemption

• Partial exemptions from $5,000 to $12,000 depending on VA disability rating
• Veterans with a 100% disability rating receive a full exemption from all property taxes
• Surviving spouses of veterans killed in action may also qualify for a full exemption
• Apply through MCAD with documentation from the VA

Frequently Asked Questions

Related Resources

• Texas Property Tax Protest Guide — statewide process, forms, and strategies
• Montgomery County Tax Data & Contacts — MCAD contact information, deadlines, and filing portal
• Texas Property Tax Appeals — all Texas counties
• How to Find Comparable Sales — step-by-step comp selection guide
• Property Tax Appeal Cost Guide — what to expect to spend

Montgomery County’s combination of rapid growth, diverse property types, and aggressive appraisals makes it one of the best Texas counties for successful property tax protests. Whether you live in a $250,000 starter home in Conroe or a $1.5 million estate in The Woodlands, MCAD’s mass appraisal can miss the mark on your individual property. A well-prepared protest with strong comparable sales gives you the best shot at a meaningful reduction.