Are your Monticello property taxes creeping up and hard to make sense of? You are not alone. Many Fort Worth homeowners wonder how values are set, what exemptions they qualify for, and when to act if something looks off. In this simple guide, you will learn how Tarrant County calculates your bill, how to review and protest your value, key exemptions, and how to avoid penalties. Let’s dive in.
How Texas property taxes work
Appraisal vs. tax rates
In Texas, two separate groups shape your bill. The Tarrant Appraisal District (TAD) estimates your home’s value as of January 1 each year. Then each taxing unit that applies to your property sets a tax rate. These may include the City of Fort Worth, Tarrant County, your school district, and any special districts.
For a clear overview of the state’s framework, review the Texas Comptroller’s guidance on how Texas property tax works.
The simple formula
Your annual tax bill is based on a straightforward calculation:
- Tax bill = (Appraised value − Exemptions) × Total tax rate
Both value and rate matter. If your appraised value rises or a taxing unit adopts a higher rate, the bill increases. Exemptions reduce your taxable value and can lower what you owe.
Tarrant County appraisal timeline
Notices and protest deadlines
TAD bases appraised values on the market as of January 1 and typically mails the Notice of Appraised Value in the spring. If you disagree with your value, you can file a protest with the Appraisal Review Board.
Texas law sets a general deadline of May 15 or 30 days after TAD mails your notice, whichever is later. For details on your rights and the appeal process, see the Comptroller’s page on property tax protests and appeals. Always confirm the exact dates on TAD’s site each year.
How to check your value
Start by verifying the basics. Use the Tarrant Appraisal District’s property search to review your appraised value, property characteristics, and any exemptions already on file. Make sure square footage, lot size, and improvements are correct.
How to protest effectively
If you believe the value is too high, gather focused evidence before filing:
- Recent comparable sales from Monticello and nearby Fort Worth neighborhoods that match your home’s size, age, and condition.
- Photos and estimates for any deferred maintenance or defects.
- Documentation that corrects errors in the record, such as square footage or features.
TAD often encourages informal reviews and many protests are settled before a formal hearing. If you do not reach agreement, you can present your evidence to the Appraisal Review Board.
Exemptions and relief programs
Common exemptions
Several Texas exemptions can reduce your taxable value. Availability and amounts depend on state law and local taxing units.
- Residence homestead exemption
- Over‑65 exemption
- Disabled person exemption
- Disabled veteran and surviving spouse exemptions
- Other local exemptions that may be offered by your city, county, or special districts
For statewide definitions and guidance, see the Comptroller’s overview of property tax exemptions.
How to apply for exemptions
Exemptions are not automatic. File with TAD and include any required documentation. Start here: Tarrant Appraisal District’s page for exemptions and forms. Applying early helps you capture savings for the current year and beyond.
Over‑65 and disabled benefits
If you qualify as over‑65 or disabled, you may receive additional exemptions and certain protections that can limit school district taxes. Rules vary by taxing unit, so confirm specifics with TAD and your taxing entities.
Rates, bills, payment, and penalties
What makes up your rate
Your combined tax rate is the sum of rates from all taxing units that apply to your property: city, county, school district, hospital district if applicable, and special districts. School district taxes are typically the largest line item. You can find adopted city finance information through the City of Fort Worth’s Finance Department and confirm your property’s taxing units through TAD or the Tarrant County Tax Office.
When bills arrive and when they are due
Taxing units adopt rates in late summer or early fall. Property tax bills are generally mailed in the fall. In many Texas counties, including Tarrant County, the deadline to pay without penalty is January 31 of the year after the levy. For current billing schedules and to pay online, visit the Tarrant County Tax Office’s page for property taxes.
Penalties and delinquency
If you miss the deadline, penalties and interest accrue. Continued nonpayment can lead to tax liens and, in severe cases, foreclosure. Review the county’s collection procedures on the Tarrant County Tax Office’s property tax page and contact the office early if you anticipate a problem.
Example tax calculation
Here is a hypothetical example to show how the numbers work. Your actual bill will vary based on your specific value, exemptions, and rates.
- Assumed appraised value: $300,000
- Assumed exemptions: $25,000 total
- Assumed combined tax rate: 2.50 percent
Taxable value = $300,000 − $25,000 = $275,000
Estimated annual tax = $275,000 × 0.025 = $6,875
If the appraised value rises 10 percent with no other changes, the estimated bill would increase proportionally. That would make the taxable value $302,500 and the estimated tax about $7,562.50. Again, confirm your actual numbers with TAD and the county tax office.
Action checklist for Monticello homeowners
- Look up your property on TAD’s property search. Confirm appraised value, details, and current exemptions.
- Review your Notice of Appraised Value when it arrives in spring. If you disagree, prepare to protest by May 15 or within 30 days of the notice date, whichever is later.
- Gather evidence before you file: recent local comparable sales, photos of condition issues, and proof of any record errors.
- File for every exemption you qualify for using TAD’s exemptions and forms. The homestead exemption is a common missed savings.
- Confirm your taxing units and their adopted rates using TAD, the Tarrant County Tax Office’s property tax page, and the City of Fort Worth’s Finance Department.
- Plan your payment. Bills typically arrive in the fall and are due by January 31. If affordability is a concern, contact the Tarrant County Tax Office early to discuss options and deadlines.
- Keep records of notices, filings, and payments. Tax deadlines are time sensitive.
A local partner you can trust
Property taxes can feel complex, but a clear process and the right information make them manageable. If you are preparing to buy or sell in Monticello, your tax posture and recent comparable sales matter for pricing, negotiations, and timing. For neighborhood-level insight and a smooth plan, connect with John Zimmerman and the JZ Fort Worth team.
FAQs
What determines my Monticello tax bill?
- Your tax bill equals your taxable value after exemptions multiplied by the total rate from all taxing units that apply to your property.
How do I protest my Tarrant County appraisal?
- File a protest with TAD by May 15 or within 30 days of your notice date, whichever is later, and bring evidence like comparable sales and photos; see the state’s protest steps on the Comptroller’s appeals page.
Where can I check my current appraised value?
- Use the Tarrant Appraisal District’s online property search to view your appraised value, property details, and exemptions.
Which exemptions can lower my Monticello taxes?
When are Tarrant County property taxes due?
- Tax bills are typically mailed in the fall and are due by January 31 of the following year to avoid penalties; see the Tax Office’s property tax page for current schedules.
What happens if I miss the property tax deadline?
- Penalties and interest begin to accrue, and prolonged nonpayment can lead to a tax lien or foreclosure; contact the Tarrant County Tax Office early to discuss your options.
