Deadline to file protests is Friday, June 13, 2025
MERIDIAN, Texas – Notices of Appraised Value for the 2025 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 16,969 Bosque County property owners beginning this week. The notices include the market value assigned to a property as of January 1 and the taxable value of that property based on its exemptions. According to the Chief Appraiser, “Property owners can review their 2025 values on our website and should expect to receive their Notices of Appraised Value over the next few weeks. This is the perfect time to review your property’s information, verify your exemptions, and learn more about the protest process.”
Overall, the Bosque County appraisal roll increased 7.58% to $9.138 billion, this is in contrast of 2024 where it increased 25.06% due to high demand for rural land and low inventory. The increase this year is led by a 29.42% increase in multi-family and apartments, 17.28% increase in residential improvements with acreage, 13.87% increase in commercial and industrial properties, and almost $27 million in new construction. According to this year’s values, the 2025 median market value for a residential property in Bosque County is $229,013 and the median taxable value of a residential property is $190,088. On average, single-family residences saw market values increase by 7.30 percent in Bosque County. The largest decreases were Mobile homes which overall saw a -3.94% decrease. Category D, Ag land saw a -2.96% decrease in market value but there was an increase in Productivity value due to the State Comptrollers’ Property Value study. Appraisal districts are required by law to appraise property at 100% of market value as of January 1 of the year.
“The data tells a clear story. Overall, 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. Some cities where there is significant inventory, sales have slowed” 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.”
Changes in market values do not translate directly into changes in property tax bills. Instead, 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.
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.
In January, the District began sending Exemption verification notices to property owners who: initially claimed a homestead exemption on their property and who do not have a driver’s license or identification on file; or the District could not confirm that an exemption should remain on the property. Property owners who have not responded to those mailings will see their exemptions are no longer listed on their Notice.
“It’s not too late to verify any exemptions that have been removed and ensure that property owners continue their benefits, the process is easy, free, and can be completed in just a few minutes.”
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. Beginning in 2024, real property valued at $5 million or less will benefit from a 20 percent limitation on the net appraised value of the property used to calculate property taxes. These properties will have a net appraised value that will be the lesser amount of: last year’s net appraised value plus 20 percent OR this year’s market value.
You must own the property for at least one full calendar year (January through December) before you are eligible for a 20 percent limitation. Properties already receiving a homestead exemption are not eligible and will continue to receive the standard 10 percent limitation on their net appraised value. Should you sell your property, the limitation will be removed and the tax base will increase to the property’s current market value until the new owner is eligible for the same benefit.
The Texas Legislature has currently only authorized the circuit breaker limitation for the 2024, 2025, and 2026 tax years.
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 13, or the 30th day after the date that is on the notice. 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 19. 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 May 2025.
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
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.
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