The RGV Property Tax Calendar: When to Act and What to Expect

Timing matters more than most people realize in property tax protests. Miss a deadline and you are stuck for an entire year. File at the wrong time and you may not have your evidence ready. After handling protests across the RGV for years, I have developed a clear timeline that maximizes our success rate.

The 2026 Texas Property Tax Calendar

January 1: Assessment Date

Everything is assessed as of this date. The condition of your property on January 1 is what matters. If you had storm damage on December 28, that should be reflected. If you finished a renovation on January 2, it should not be in this year's value.

January 31: Prior Year Taxes Due

Your 2025 property taxes are due by January 31, 2026. Hidalgo County sometimes extends this deadline by a day or two when it falls on a weekend. Penalties and interest begin accruing on February 1 if unpaid.

January through March: Preparation Season

• File homestead exemption applications (deadline April 30)
• Business owners file personal property renditions (deadline April 15, Form 50-144)
• Report any property damage or changes to the appraisal district
• Start gathering recent sales data for your area

April: Notices Arrive

HCAD and Cameron CAD typically mail Notices of Appraised Value in mid to late April. This is go time.

April 14 - May 16: Cameron Walk-In Conferences

Cameron County offers walk-in informal conferences during this window. You can meet with an appraiser in person to negotiate your value without a formal hearing. This is a great low-pressure option.

May 15: Protest Filing Deadline

This is the most important date of the year. File your protest BEFORE this deadline, even if you have not finished your research. You can always prepare your evidence later. You cannot file late.

June through September: Hearings

ARB hearings in the RGV run throughout the summer. You will receive a hearing notice about 15 days before your scheduled date. Use the time between filing and your hearing to build your evidence package.

October through January: Tax Bills and Payment

Tax bills are mailed in October or November. Your 2026 taxes are due by January 31, 2027. If your protest is still pending, pay the undisputed amount to avoid penalties.

My Timing Strategy

I file protests as soon as notices arrive, then use the following weeks to build the strongest possible case. Here is why:

• It secures your rights. Once the deadline passes, there is no second chance.
• Earlier filings often get earlier hearing dates.
• You have more time to gather comps, photos, and repair estimates.
• It reduces stress since you are not scrambling at the last minute.

When to Definitely Protest

Some situations demand immediate action regardless of where you are in the calendar:

• Big value jumps: Anything over 10% year-over-year deserves a protest.
• Property damage: Storm damage, foundation issues, plumbing problems that existed on January 1.
• Market softening: If homes in your area are selling for less than they were, your value should reflect that.
• Neighbor disparity: If similar homes on your street are assessed significantly lower than yours.
• Data errors: Wrong square footage, extra bedrooms or bathrooms, incorrect lot size.

The Compounding Effect

Here is something most people do not think about: this year's value becomes next year's starting point. If you successfully protest and reduce your value from $350,000 to $310,000, next year's assessment starts from $310,000, not $350,000.

Over a 10-year period, a single successful protest can save you $15,000 or more. That is why I recommend protesting annually. Even if you only get a small reduction some years, the cumulative effect is significant.

Your 2026 Deadline Checklist