How Dallas County Appraises Your Home

DCAD and the Mass Appraisal Process

The Dallas Central Appraisal District (DCAD) is responsible for appraising all real and personal property in Dallas County for tax purposes. Like all Texas appraisal districts, DCAD uses mass appraisal — statistical models that estimate values for groups of similar properties rather than appraising each home individually.

By Texas law, DCAD must appraise all property at market value as of January 1 each year. The district is independent from the taxing entities (school districts, the county, cities, and other jurisdictions) that set tax rates and collect taxes. DCAD only determines property values; it does not set your tax rate or collect your payment.

Data Sources DCAD Uses

DCAD builds its valuation models using several data sources:

• Sales data: Closed sales recorded with the county clerk, including MLS data. Prior-year sales are the primary calibration point for the district's models.
• Building permits: New construction, additions, and renovations update the property record. Permits help the district track changes in living area, new structures, and improvement quality.
• Property inspections: DCAD appraisers conduct field inspections to verify property characteristics. Not every property is inspected every year, so some records may be based on older observations.
• Cost manuals: Construction cost data for estimating the replacement cost of improvements, adjusted for local conditions and depreciation.
• ArcGIS property data: DCAD maintains property data in an ArcGIS geographic information system, which stores parcel boundaries, property attributes, and valuations in a spatial database. This system links property data to geographic coordinates, enabling neighborhood-level analysis.

How Neighborhoods Are Grouped

DCAD groups properties into neighborhoods using a neighborhood code (referred to as NGHBRHDCD in DCAD's data systems). Properties within the same neighborhood code share similar characteristics: location, construction type, age, and general price range.

The district applies valuation models at the neighborhood level, then adjusts for individual property differences. Factors such as square footage, year built, lot size, condition, and features (pool, garage configuration, etc.) all affect the final appraised value within a neighborhood.

This grouping means that your value is derived in part from how comparable properties in your neighborhood code are valued. If DCAD has incorrect data for your property — wrong square footage, features that do not exist, or an incorrect year built — the resulting value may not accurately reflect your home.

Why Your Value May Seem Wrong

Several factors can cause your DCAD appraised value to diverge from what you believe your home is worth:

• Sales data timing: DCAD calibrates to January 1 values using prior-year sales. If the local market shifted after those sales closed, the model may not reflect current conditions.
• Data gaps: DCAD's ArcGIS system covers a large portion of Dallas County addresses, but not all properties have complete attribute data. Missing or estimated values for square footage or lot size can affect accuracy.
• Neighborhood code boundaries: Properties near the edge of a neighborhood code boundary may be grouped with homes that are not truly comparable in style, age, or condition.
• Outdated inspection data: If DCAD has not inspected your property recently, the records may reflect conditions or features that have changed.

The Role of the ARB

The Appraisal Review Board (ARB) is an independent panel that hears property tax protests in Dallas County. The ARB is separate from DCAD — its members do not work for the appraisal district. If you file a protest, you first attend an informal hearing with a DCAD appraiser. If you and the appraiser cannot agree on a value, your case goes to the ARB for a formal hearing where an independent panel reviews the evidence from both sides and sets the final value.

How to File a Protest with DCAD

You have three options for filing a protest with DCAD:

Online (Recommended)

File at dallascad.org/efile.aspx. You will need your property account number (found on your Notice of Appraised Value or by searching at dallascad.org). Online filing provides immediate confirmation.

By Mail

Mail a completed Form 50-132 to:

Dallas Central Appraisal District
2949 N Stemmons Fwy
Dallas, TX 75247

Mail early enough that it arrives by the deadline. Consider sending it certified mail for proof of delivery.

In Person

Deliver the form to DCAD's office at 2949 N Stemmons Fwy, Dallas, TX 75247 during business hours.

DCAD Contact Information

• Phone: (214) 631-0910
• Website: dallascad.org

Preparing Your Evidence

DCAD groups comparable properties by neighborhood code, and this is a good starting point for your evidence. Look up properties in your neighborhood on DCAD's website and compare their appraised values per square foot to yours. If your property is appraised significantly higher per square foot than similar homes in your neighborhood, that data supports an unequal appraisal argument.

You can also supplement with recent sales data from your area. DCAD appraisers are familiar with local sales and give weight to documented closed sales of comparable properties.

Whether you prepare the evidence yourself or use a document preparation service, the key is presenting clear, organized comparable data from reliable sources — preferably the district's own records.