Property Tax Advisors · Commercial
Commercial Property Tax Protest and Appeals in Texas
Property taxes are one of the largest operating expenses your property carries. No savings, no fee.
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- 10+ years protesting Texas property taxes
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- No savings, no fee
Lower Taxes, Higher NOI
Property tax comes straight out of net operating income, and income is what a buyer or lender capitalizes. A lower assessment raises NOI, and higher NOI supports a higher value when you sell or refinance.
At a 7% cap rate, every $10,000 cut from the annual tax bill adds about $143,000 to what an income buyer would pay.
On net leases, the savings pass through to your tenants. That lowers their occupancy cost and makes your space easier to lease and renew.
We Value Your Property Before We Argue About It
Most protests argue with the district’s number. We start by building our own. Before a hearing, we prepare an opinion of value for your property using the method that fits it, and we know exactly where the district’s number went wrong.
The income approach.
For most income-producing property, value follows income. We work from your rent roll and operating statements, normalize income and expenses, test the vacancy and expense assumptions the district used, and support a capitalization rate with market evidence. When the district’s model assumes income your property doesn’t earn, that is where the value comes down.
Comparable sales.
We research actual sales of similar properties and adjust them for size, age, condition, and location. The district’s comparables get the same scrutiny.
Unequal appraisal.
Even when market value is hard to argue, Texas law lets you show that your property is valued higher than similar properties. We build equity analyses from appraisal district records to show the difference.
Condition and obsolescence.
Deferred maintenance, functional problems, and changes in how a building can be used all affect value. We document them with photos, estimates, and inspection reports so the Appraisal Review Board can see them.
Commercial Property Types We Protest
Each property type has its own value drivers. We argue the ones that matter for yours.
Retail.
Shopping centers, strip centers, single-tenant net lease, and freestanding retail. Vacancy, tenant rollover, dark anchors, and the difference between a stabilized center and one in lease-up.
Office.
Multi-tenant and single-tenant office. Market vacancy, concessions, tenant improvement costs, and leasing commissions the district often leaves out of its income model.
Office-flex.
Buildings that combine office and warehouse space. The mix matters, and districts often value flex space as if it were all office.
Industrial and warehouse.
Distribution, manufacturing, and storage buildings. Clear height, dock access, age, and functional obsolescence that separate your building from newer product.
Self storage.
Single facilities and portfolios. Occupancy, in-place rents against street rates, concessions, and operating expenses that reflect how the facility actually performs.
Multifamily.
Apartment communities of all sizes. Actual rents against market rents, economic vacancy, concessions, bad debt, and operating expenses that track real performance.
What to Have Ready
A strong commercial protest is built on the property’s own numbers. After you sign up, we’ll ask for what applies to your property:
Current rent roll
Operating statements for the last two to three years, and the trailing 12 months
Purchase price and closing date, if bought in the last few years
Any recent appraisal
Major repairs, deferred maintenance, or capital projects, with estimates if you have them
Vacancies, lease-up, or tenant losses since January 1
Your financial information stays confidential. We use it only where it strengthens your case. When it doesn’t help you, it isn’t disclosed.
When the Formal Hearing Isn’t the End
Most commercial protests settle at the informal meeting with the district’s appraiser or at the Appraisal Review Board. When the decision still leaves your value too high, and the savings justify it, we keep going.
We’ll tell you when a further appeal makes sense and when it doesn’t.
Commercial Property Tax Reduction Results
Commercial land tract
- Notice value
- $19,362,600
- Final value
- $12,548,820
Retail
- Notice value
- $12,272,540
- Final value
- $8,616,000
Retail
- Notice value
- $9,562,700
- Final value
- $7,900,000
Retail
- Notice value
- $7,993,680
- Final value
- $6,500,000
Industrial
- Notice value
- $4,721,040
- Final value
- $3,500,000
Industrial
- Notice value
- $1,311,190
- Final value
- $490,550
Past results don’t guarantee future outcomes. Every property is different.
Don’t Overlook What’s Inside the Building
Your furniture, equipment, machinery, and inventory are taxed separately from the real estate, and they’re appraised on their own account. We review and protest business personal property values too.
Why Owners and Investors Work With Us
Licensed consultants on every case.
Your property is handled by licensed property tax consultants who prepare the evidence and attend the hearings.
Built for portfolios.
From one building to multi-county portfolios. Our consultants have represented portfolios totaling more than $1 billion in taxable value.
Your property, your argument.
No mass filings. Each property gets its own research and its own evidence.
One contact, every year.
Once you’re signed up, we protest every year, so no deadline is missed.
Evidence the district takes seriously.
Years of working with the same appraisal districts have built our reputation for accurate, honest evidence. That reputation carries weight when a case is negotiated before the hearing.
Accredited and licensed.
Accredited by the Better Business Bureau with an A+ rating, and licensed by the Texas Department of Licensing and Regulation.
Who Handles Your Case
Daniel Ortiz, Senior Property Tax Consultant
Daniel founded Alamo Ad Valorem and oversees every protest the firm files. His work centers on commercial valuation: income-approach models, capitalization rate support, operating statement normalization, and the hearing exhibits that put them in front of the district.
“I highly recommend Daniel. He is an excellent person, very experienced and professional. He is very straight forward and gets the job done. Great guy!”
— Moiz Ali, Commercial Owner
Commercial Property Tax Protest FAQs
How is a commercial protest different from a residential one?
Most commercial property is valued on the income it produces, not only on sales of similar properties. That means the evidence is financial: rent rolls, operating statements, market rents, vacancy, and cap rates.
Do I have to share my financials?
No, but a protest without them is weaker. The district will estimate your income and expenses from market data. If your property performs below that estimate, your own numbers are usually the strongest evidence you have.
Who sees my financial information?
Only the people working your case, and the district only when it helps. We use your numbers where they strengthen the case. When they don’t, they aren’t disclosed. Texas law also keeps income and expense information an owner gives the appraisal district confidential, so it isn’t open to public inspection.
You work with the district’s appraisers every year. Whose side are you on?
Yours. The working relationship is a reputation: the appraisers know our evidence is accurate, so they take it seriously. That doesn’t mean we settle. When the offer doesn’t match the evidence, we go to the Appraisal Review Board, and past it when the savings justify it.
What if you don’t get a reduction?
Then there’s no invoice. We’ll tell you why the value held and whether a further appeal makes sense. Some years the district’s number is close, and we’ll tell you that too.
I already use a consultant. Can I switch?
Yes. Sign-up includes Form 50-162, the state’s Appointment of Agent form, which names us as your agent with the appraisal district. Switching before notices are mailed gives us the most time to build the case.
What does it cost?
No savings, no fee. There is nothing to pay up front. Our fee is a share of the tax savings we win for you.
Which counties do you serve?
Bexar, Comal, Travis, Guadalupe, Nueces, Kendall, Hays, and Williamson. If your property is elsewhere, tell us about it and we’ll let you know if we can take the case.
Put the District’s Number to the Test
Sign up in minutes. We’ll review your property, build the case, and handle the hearings. No savings, no fee.
“Daniel and his firm have been successful in significantly reducing the valuation on many of my properties over several years. The professionalism, coupled with industry expertise makes for a very compelling case!”
— Eric Holman, Residential & Commercial Investor
Commercial property or portfolio over $5 million? Request a Portfolio Review