2023 Appraisal Notices on Their Way to Bosque County Property Owners

Deadline to file protests is Monday, June 12

MERIDIAN, Texas – Notices of Appraised Value for the 2023 tax year are on their way to Bosque County property owners and updated market values will be posted on the Bosque Central Appraisal District website (www.Bosquecad.com) in the coming days.

Appraisal notices are being mailed out to over 15,000 Bosque County property owners beginning this week.  The notices include the market value assigned to a property as of Jan. 1 and the taxable value of that property based on its exemptions.

According to the Chief Appraiser, “Bosque County property owners can expect their Notices of Appraised Value to arrive in their mailboxes as early as this week.  In addition to reviewing their market values, Bosque County property owners are encouraged to check their exemption status and learn more about the protest process.”

Overall, the Bosque County appraisal roll remained at $7.28 billion for 2023, this is a substantial difference from recent years, in 2022 the appraisal roll increased by 36%.  There are increases in several categories.  These are led by a 54.43% increase in multi-family and apartments, 38.50% increase in mobile home and land values, 27.45% increase in commercial properties, 13.36% increase in residential properties, and more than $20 million in new construction.  According to this year’s values, the 2023 average market value for a residential property in Bosque County is $253,168 and the average taxable value of a residential property is $176,174.

Reviews by the Texas Comptroller of Public Accounts have found that BCAD’s market values in recent years have been too low.  This review, known as the Property Value Study, is conducted every two years and impacts local school district funding.  Appraisal districts are required by law to appraise property at 100% of market value as of Jan. 1 of the year.

“The data tells a clear story.  The local housing market continues to see rising property values due to high demand and low supply, with many people moving out of the city or buying recreational properties” added the Chief Appraiser.  “But increases in market values should not cause panic about future tax bills.  Property owners with a homestead exemption still benefit from a 10% cap on the increase of their taxable value.”

Increases in market values do not translate directly into increases in property tax bills.  Instead, assessed values are used to determine a property owner’s portion of the total tax levy.  The total tax levy is determined by the budgets set by local taxing entities such as cities, counties, and school districts.

Likewise, over-65 and disabled persons have a tax cap in place, so regardless of the increase in value they may not see as much of an increase in taxes.

As values increase tax rates need to go down.  Recent legislation lowered the amount a taxing entity can increase taxes over the prior year.  Actual taxes, however, will not be determined until the entities have adopted a tax rate in August and September.  If an entity does not intend to raise taxes, when the valuations go up, the tax rates are lowered to bring in the same revenue as the prior year.

Property owners who believe their property’s market value is incorrect have the right to file a protest with the appraisal district.  The deadline to file a protest is June 12, or the 30th day after the notice was sent.  It is also encouraged that if you would like to have your hearing expedited, please let us know, and/or please check the box on the protest form included in your notice that says “Do you want to expedite your hearing by waiving the required 15-day deadline notice date under TPTC Sec. 41.46?”.  Property owners who file via the portal can upload their evidence through their online account.  Protests and evidence will also be accepted by mail and through the drop box located outside the BCAD office (9293 Hwy 6).

The informal process, which allows property owners to receive a settlement offer from the appraisal district, will begin May 23.  During that time, property owners will have the opportunity to discuss their property with a BCAD appraiser.

Property owners who do not accept a settlement offer during the informal process will have the opportunity to present their case to the Bosque Appraisal Review Board (ARB), an independent group of citizens authorized to resolve disputes between taxpayers and the appraisal district.  ARB hearings are expected to begin in June 2023.

“We expect this to be the busiest protest season we have ever had.  Property owners should get their protests filed early to have the most opportunity to discuss their property with our appraisers.”

Property owners can find more information on market values and the protest process on BCAD’s website at www.BosqueCAD.com.

About the Bosque Central Appraisal District

The mission of Bosque Central Appraisal District, in accordance with the Texas Constitution and the laws of the state, Our Mission is to appraise all taxable property within the boundaries of The Bosque Central Appraisal District in an equal and uniform manner, recognizing we are a public service organization, serving both the taxing entities and the taxpayers.  We are committed to creating and maintaining a work environment that provides opportunities for personal growth and one that supports innovation.  The Bosque Central Appraisal District strives to earn and keep the public’s trust and confidence in the work we perform, striving to provide quality services and demonstrating a professional attitude.  For more information, please visit www.BosqueCAD.com.

Bosque County Residential Homestead Values

Tax Juris 2023 Average Total Market 2022 Average Total Market 2023 Average Taxable Value 2022 Average Taxable Value 2023 Homestead Sum New Construction
BOSQUE COUNTY 253,168 234,636 176,174 160,362 7,652,313
BOSQUE COUNTY HOSPITAL 253,168 234,636 153,719 139,600 7,652,313
CHINA SPRING ISD 316,295 281,543 164,478 143,956 316,239
CLIFTON CITY 200,948 192,994 148,780 136,019 113,216
CLIFTON ISD 275,176 253,714 144,836 128,036 617,720
CONS GROUNDWATER 253,181 234,636 176,172 160,362 7,652,313
CRANFILLS GAP CITY 125,016 123,990 85,359 79,162
CRANFILLS GAP ISD 247,739 238,304 139,442 122,500
ESD 253,168 234,636 176,174 160,362 7,652,313
HICO ISD 221,611 220,778 120,782 109,961
IREDELL CITY 123,582 125,488 97,358 90,916
IREDELL ISD 218,031 213,734 121,265 107,601 116,592
JONESBORO ISD 220,216 220,333 145,981 132,207
KOPPERL ISD 214,387 183,605 104,674 90,191 1,971,400
MERIDIAN CITY 183,885 180,018 126,811 115,038 101,292
MERIDIAN ISD 261,624 248,738 147,284 130,743 1,138,465
MORGAN CITY 119,761 97,824 68,402 61,975 227,143
MORGAN ISD 220,906 200,372 127,042 110,412 1,132,771
VALLEY MILLS CITY 210,249 201,788 137,543 126,548 55,180
VALLEY MILLS ISD 246,458 231,573 126,067 112,087 536,153
WALNUT SPRINGS CITY 161,738 127,069 104,729 92,481 404,024
WALNUT SPRINGS ISD 239,393 231,899 134,982 130,611 1,822,973