How Montgomery County Appraises Your Home

MCAD and the Mass Appraisal Process

The Montgomery Central Appraisal District (MCAD) is responsible for appraising all real and personal property in Montgomery County for tax purposes. With over 300,000 property accounts in a county of approximately 750,000 residents, MCAD uses mass appraisal — statistical models that estimate values for groups of similar properties based on market data.

By Texas law, MCAD 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, MUDs) that actually set tax rates and collect taxes. MCAD only determines values; it does not set your tax rate or collect your tax payment.

Data Sources MCAD Uses

MCAD builds its valuation models using several data sources:

• Sales data: Closed sales recorded with the county clerk, including MLS data where available. Sales from the prior year are the primary calibration point.
• Building permits: New construction, additions, and major renovations update the property record.
• Property inspections: MCAD appraisers conduct field inspections, though not every property is inspected every year.
• Aerial imagery: Used to identify new structures, pools, outbuildings, and other improvements.
• Cost data: Marshall & Swift (or similar) cost manuals for estimating construction costs of improvements.
• Owner-reported data: Information from rendition forms and prior protest settlements.

How Neighborhoods Are Grouped

MCAD groups properties into neighborhoods (identified by an "asCode" or subdivision code) for mass appraisal purposes. Properties within the same subdivision generally share similar characteristics: age, construction type, lot sizes, and amenities.

The district applies valuation models at the neighborhood level. This means all homes in Montgomery Trace, for example, are valued using the same model, adjusted for individual differences in square footage, year built, condition, and features.

This grouping is why your value may differ from a neighbor's even if your homes look similar from the outside. Differences in living area (even 100-200 square feet), lot size, upgrades (pool, outdoor kitchen), or condition grade can shift the model's output significantly.

Why Your Value May Seem Wrong

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

• Sales data timing: MCAD calibrates to January 1 values using prior-year sales. If the market shifted after those sales closed, the model may not reflect current conditions.
• Incomplete property data: If MCAD has not inspected your home recently, the records may show features or conditions that no longer apply (or miss issues like deferred maintenance).
• Neighborhood boundary effects: Properties near the edge of a subdivision boundary may be grouped with homes that are not truly comparable.
• Improvement records: A remodel that added square footage may have been recorded, but the model may overvalue the addition if the quality differs from the original construction.

The Role of the ARB

The Appraisal Review Board (ARB) is an independent panel of citizens appointed to hear property tax protests in Montgomery County. The ARB is separate from MCAD — its members do not work for the appraisal district.

If you file a protest, you first attend an informal hearing with an MCAD appraiser. If you and the appraiser cannot agree on a value, your case goes to the ARB for a formal hearing. The ARB panel reviews the evidence from both sides and sets the final value (subject to further appeal options).

How to File a Protest with MCAD

You have three options for filing a protest with MCAD:

Online (Recommended)

File at mcad-tx.org/online-protest. You will need your property account number (found on your Notice of Appraised Value or by searching at esearch.mcad-tx.org). Online filing provides immediate confirmation.

By Mail

Mail a completed Form 50-132 to:

Montgomery Central Appraisal District
109 Gladstell St
Conroe, TX 77301

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

In Person

Deliver the form to MCAD's office at 109 Gladstell St, Conroe, TX 77301 during business hours.

MCAD Contact Information

• Phone: (936) 756-3354
• Website: mcad-tx.org
• Property Search: esearch.mcad-tx.org

Preparing Your Evidence

MCAD groups comparable properties by subdivision code, and this is a good starting point for your evidence as well. Look up properties in your subdivision on MCAD'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 subdivision, that data supports an unequal appraisal argument.

You can also supplement with recent sales data from your area. MCAD appraisers are familiar with the sales in your subdivision and will give weight to properly documented closed sales.

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.