Rentals and buildings get overassessed too.
In Texas, rentals and commercial buildings don't get the homestead cap, so an inflated value hits harder every year. In California, buying near the peak can lock in a value the market no longer supports. We appeal for every property in your portfolio, with one sign-up and one signature. No savings, no fee.
Rental homes and 2–4 units
Valued from nearby sales, the same way as homes. Investors often get compared with newly remodeled houses and pay for upgrades they never made.
Apartments (5+ units)
Counties lean on rent and expense assumptions. When their rents are too high or their expenses too low, your value is too high.
Retail, office and industrial
Vacancy, lease-up costs and deferred maintenance rarely make it into a mass appraisal. We put them in front of the county.
Texas investors: the 20% cap may be ending
Since 2024, Texas has limited yearly taxable value increases to 20% for non-homestead property worth $5 million or less, such as rentals and small commercial buildings. That “circuit breaker” is set to expire after the 2026 tax year unless the Legislature extends it. Without it, a big jump in market value lands on your bill all at once, which makes a protest even more important in 2027.
Sources: Texas Tax Code §23.231, Tarrant Appraisal District.
Bought at the peak?
If you bought an apartment or commercial building in 2021 or 2022 and values have softened, its market value may now be below its assessed value. A Prop 8 decline-in-value review can lower your taxes until the market recovers.
How Prop 8 reviews work →How it works for portfolios
1. One sign-up
Add every property at once, owned personally or through an LLC or trust. One signature covers your agreement and every county form.
2. We review each one
We compare each property with sales, rents and similar properties, and tell you which ones are worth appealing and the value we'll ask for.
3. We file and negotiate
We file before each county's deadline and handle the informal meetings and hearings. You follow every property in one account.
Questions from owners
What kinds of property do you take on?
Single-family rentals, duplexes to fourplexes, apartment buildings, and small retail, office and industrial buildings in California and Texas. Most of our commercial clients own properties worth under $5 million.
How is commercial property valued for taxes?
Counties often value income property by what it earns: rents, vacancy, expenses and a market cap rate. We check the county’s assumptions against your real numbers and against sales of similar properties, and argue whichever approach supports the lower value.
What will you need from me?
For homes and small rentals: usually nothing beyond the address, plus photos of anything dated or worn. For apartments and commercial buildings: a recent rent roll and the last one or two years of operating statements. We ask only when they help your case.
Do you keep my financials private?
Yes. We use them only for your appeal, share them with the county only as needed, and never sell or publish them. Texas law keeps information you give the appraisal district confidential, and we’ll sign a non-disclosure agreement on request.
Can I sign up a whole portfolio?
Yes. Add every property in one sign-up and sign once for all of them. If you have more than about 10, email us and we’ll set it up for you.
My properties are in an LLC or trust. Is that a problem?
No. Pick “An LLC or company” or “A trust” at sign-up, and the manager, officer or trustee signs for it.
What does it cost?
For rental homes and small multifamily (up to 4 units): the same as homeowners, 30% in California and 25% in Texas, of what you save. For apartments with 5+ units and commercial buildings, we quote a percentage before you sign. No savings, no fee, either way.