Every year, the  July 4th bash is a wrap up to the Brazos Summer Concert series that’s held at Indian Spring Park in Waco.

Here’s a run-down on the events for the annual 4th of July Celebration on the Brazos:

- As always, admission is FREE – Woo Hoo!
- The fun starts at 6 pm and ends about 10:30
- On the amphitheater stage, the 36th Divison Infranty Band will be performing from 6:30 – 8:30
- at 7 p.m., Carolyn Wonderland will be performing on the mainstage
- The Fabulous Thunderbirds will start at 8:30 p.m. on the mainstage
- Waco community band at 9:50 p.m.
- HEB Fireworks Show starts at approximately 10 p.m.

As far as the fireworks show, you’ll be able to view the show from dowtown Waco. The fireworks will be shot from northwest of the Suspension Bridge. I personally like viewing the fireworks show from Franklin Ave., it gives a great angle for pictures of the fireworks show over the Suspension Bridge.

For Transportation:
Starting at 6:30, Waco Transit, will provide free shuttle service until 11 p.m. The shuttle will run from the Ferrell Center to Heritage Square… this is FREE!!!

Street Closures:
The downtown area streets will start closing down around 6 p.m. The streets will open back up after the fireworks show

According the Brazos Nights website, the following streets will be closed during the 4th of July celebration:

University Parks from Jackson to Bosque,3rd from Barron to Jeffersonn, Jefferson from 4th to University Parks, Trice from Elm to Bridge St., Bridge from MLK to Trice, Franklin from 4th to MLK, Washington from 4th to MLK, 3rd from Franklin to Washington (access for Hilton Hotel guests), Austin Avenue from 3rd to 4th (Waco Transit Shuttle ONLY), Barron from 4th to 3rd , Elm Street from MLK to railroad tracks, Bridge from MLK to railroad tracks, Taylor from MLK to railroad tracks, MLK from I-35 to Bering.

Food and Drink:
They’ll be vendors located at various points in Indian Spring Park. Food will range from turkey legs to hot dogs to nachos and more. Beer and will be available for purchase. Also, Dr. Pepper will have several booths.

For the Kids:
The Waco Cultural Arts will have FREE arts and crafts and they’ll be inflatables (at an additional cost) located near the Suspension Bridge too!!

Prohibited Items:
Sorry, to say, but you’ll have to leave your pets at home. Also, pop-up tents, glass bottles, umbrellas, and grills will not be allowed.

Don’t try to bring your own fireworks!! They’ll be confiscated and you’ll get a ticket.

I always have a blast at the 4th of July Celebration on the Brazos! If you want to take photos of the fireworks, scout out your spot and be prepared to plop down early!! The best spots for photography usually get filled up pretty quick!

If you need some photography tips regarding fireworks, here’s a great article! Fireworks Photography

If you’d like to check out a few photos from last year’s festival, please check our album on our facebook page: 4th of July photos – 2010

I’m not a Time Warner Cable subscriber (at least for televison anyway – I use DirecTV), but I do subscribe to their Roadrunner Internet. Still, I was excited to get a notice in the mail regarding their new “Signature Series” package!

The notice I received regarding this new package outlined some key “upgrades”, features that I think many subscribers will like! First (and probably the most exciting), is the new “whole home DVR” solution – The ability to record a show on a DVR box in one room and watch that show on a TV in another room! I’ve had this feature ever since I subscribed to DirecTV, and it works great! With DirecTV, the DVR boxes use the coax cable to build a network between boxes so they can “stream” shows from one box to another. I don’t know how Time Warner achieves the “DVR networking”, but I assume it’s the same sort of principle.

Other features of the new Signature Series from Time Warner Cable:

1) Faster internet!!! The new “Wide Band” internet. 50 megs down and 5 megs up! Woo Hoo!! With dawn of services like Netflix, Hulu, Amazon Video on Demand, etc…. faster is DEFINATELY better!
2) Ability to manage telephone service via your computer. I don’t know exactly what they mean by “manage”. The notice I received in the mail didn’t go into specifics, but It would be great if you could block certain phone numbers from even ringing your home phone!
3) Dedicated support team!! Time Warner Cable was promising quicker repsonse times, dedicated help with anything you needed from setting up wireless network, phone care, access to a personal solutions provider, etc…

I don’t know how much the Signature Series will cost, but a quick search on the internet revealed that pricing would be around $200 a month (at least for other cities). This includes a couple of networkable DVR boxes, cable TV service, phone, and internet too.

I just hope that Time Warner Cable has changed the software used on their cable boxes. One reason I switched from cable to DirecTV was the ability to customize my channel guide. I hated that (when cruising the guide) I couldn’t prevent certain channels from displaying! The DirecTV guide provides that option (and more).

It looks like Time Warner is finally catching up with the technological demands of a new generation.

If you’ve been thinking about buying or selling a home, hopefully these facts and figures will paint a clearer picture for you! Or at least will make you completely confused!

These stats are derived from information that was obtained from the Waco MLS system. These statistics are for properties that are only classified as “residential” and do NOT include manufactured housing.

Hopefully, you can get an idea of where the real estate market in the Waco area has been, is, and where it’s headed.

In 2010:

- 1,941 homes were sold
- 3,551 homes were listed

Analysis:
This means that roughly 54% of homes that are listed are sold. Wow! Alot of agents, when doing their budgets for a new year, will account for 65% of their listings going to closing. This is an 11% drop from what some agents consider a “base” sold ratio.

Now, some of these homes may have actually been listed in 2009, but sold in 2010. There are two figures that I’m working with here… solds and new listings. I was curious as to how many homes sold in a year (without regard to their listed date) compared to how many were listed in a year.

Now, if we ONLY look at those 3,551 homes that were listed in 2010:

- 1,325 were sold the same year:
This represents at 37.31% sold ratio. By contrast, in 2007, the sold ratio (for homes listed AND sold in the same year) was 66.97%!! (with that being said, about 1,100 MORE homes were listed in 2010 than 2007. Don’t know why yet, I’ll have to do some research).
The average days on market for these sold listings was 88 (keep in mind though, that these days are market also include the time needed for escrow).
35.6% needed a price reduction
The average sold price is $132,838
- 856 are still active:
Out of these 856 homes, the average days on market is 188 (these days on market do NOT include time needed for escrow, as they are still active).
47.9% of these active listings have had at least one price reduction
The average current asking price for these active listings is $176,884

Analysis:
there a couple of ways you can read these numbers, really.
First, you can see that there’s a big difference between what people are currently asking for their homes and what people are buying. This does NOT mean that a house that’s on the market right now at $176,884 will sell for $132,838! What this means… is that buyers (right now) are NOT shopping for the more expensive homes. If you do happen to have a more expensive home, you may need to price it more aggressively than a few years ago, Simply because the “buyer pool” (according to the numbers) is smaller for higher priced homes than homes priced in the $130s.

The smaller buyer pool for homes above $170K doesn’t surprise me. With the tightening of banks, the new regulations, increased credit score requirements, etc… It’s harder for buyers to get a loan today than it was 4 years ago.

Another way to look at these numbers… make sure you get the price right from the start! The homes that were listed in 2010 and sold in 2010 had very short days on market compared to the homes that haven’t sold. A smaller number of those homes had to have a price reduction too!

Alot of people think (and it’s a myth), that they need to price a home higher so they have wiggle room for negotiations. this causes your home to sit on the market longer (and ultimately get a lower price for it). The first 30 days of a new listing is CRUCIAL – That’s the “hot time” for a home fresh on the market. The last thing you want to do is price it too high and knockout any potential buyers that might otherwise be interested in looking at your house. The higher the price (above true market value) means that more buyers WON’T see it. If you price your home right – at the beginning of your listing period, you’ll appeal to a greater range of buyers – which is your goal, to get as many people into your home to look and hopefully put an offer on it!

This does NOT mean price your home “cheap”, it just means price it at it’s true market value – from the start.

-Over 1,000 homes listed in 2010, were classified as “expired” or “withdrawn”!
This means they sat on the market and didn’t sell! Now, it’s possible that some of those listings have been relisted by another agent (probably at a lower price too).

In the grand scheme of things, in 2010, 450 less homes were sold than in 2007. Although, this represents a drop in sales, buyers are still “out there”. They’re price sensitive right now and they have a lot of choices, but with correct pricing and successful marketing, you can get your home sold (and in a timely manner)!

If you need specific statistics compiled for your home, neighborhood, or situation, give us a call and we’ll be glad to get you what you need!

Ah, the 4th of July holiday….the Day off work, BBQs, friends, family, AND the big celebration in Waco – “4th on the Brazos Celebration”. If you’re planning on being in the Waco area for 4th of July, here’s a rundown on the events planned:

4th on the Brazos Celebration

- The festivities start up at 6 pm at Indian Spring park in downtown Waco. About 10,000 people attend each year.
- Live music – Elvis impersonator Donny Edwards will perform, local favorite Deryl Dodd will kick off the party, also the Waco Community Band will perform
- Patriotic ceremony with National Anthem
- Family fun with inflatables for the kids, free arts and crafts, and more
- Food court
- Fireworks start at about 9:45 pm.

Downtown streets will close to traffic at about 7 pm. Coolers, blankets, and chairs will be allowed. Tents, pets, glass bottles, grills, and fireworks are not allowed.

If you’d like more information, you can visit http://www.brazosnightswaco.com

Hey, you can keep it local this weekend – enjoy the the a/c in your car (hopefully bee free), then enjoy the a/c in a new home! The Heart of Texas Builder’s Association has gotten the 2010 Parade of Home underway in Waco! Officially, it started June 5th but it’s on again for the this upcomming weekend (Saturday, June 12 & Sunday, June 13th).

If you’ve never done the Parade of Homes “thing”, it really is fun. A bunch of local builders will put some of their new homes on the “parade route” and showcase their product. Add on top of that, many REALTORS will also hold open houses of the homes that they currently have on the market too. It’s a great way to to view some new designs and trends in home building and a chance to ask builders any questions that you may have.

Hey, it’s cheap entertainment! Tickets are only $5.00 a person to view all the homes. You can purchase tickets at any home on the parade route. Hours are: Saturday, June 12th 11am – 5pm and Sunday, June 13th Noon – 5pm.

Here’s a map of this year’s parade of homes (click on it for a larger view):

2010 Waco Parade of Homes Map

If you’d like more information regarding this year’s parade, please visit the Heart of Texas Builder’s Assocation Website

Crawford – for 2009, all schools in Crawford ISD received an exemplary rating from the State of Texas. Last year Crawford’s elementary school and middle school received exemplary ratings while the high school received a ‘recognized’ designation.

Midway ISD received an overall ‘academically acceptable’ rating for the school district. All the elementary schools in Midway received an ‘exemplary’ rating, Midway Intermediate received an ‘exemplary’, Midway Middle School got a ‘recognized’ rating and Midway High School got an ‘academically acceptable’.

China Spring and Lorena each received an overall rating of ‘recognized’.

Robinson ISD, for 2009, is at an ‘academically acceptable’ rating.

Overall, Waco ISD received an ‘academically unacceptable’ rating. Waco High and University High received the ‘academically unacceptable’ rating along with: Lake Air Middle, University Middle, Brazos Middle and Doris Miller.

Here’s the list of school ratings for 2009:

 Axtell: Academically Acceptable

Elementary School: Exemplary

Middle School: Recognized

High School: Recognized

Bosqueville: Recognized

Elementary: Exemplary

Secondary School: Exemplary

Bruceville-Eddy ISD: Recognized

High School: Recognized

Middle School: Recognized

Intermediate School: Recognized

Elementary: Exemplary

China Spring ISD: Recognized

High School: Exemplary

Middle School: Academically Acceptable

Intermediate School: Exemplary

Elementary School: Exemplary

Connally ISD: Academically Acceptable

High School: Academically Acceptable

Junior High: Academically Unacceptable

Intermediate Center: Academically Acceptable

Primary School: Recognized

Elementary School: Recognized

Crawford ISD: Exemplary

High School: Exemplary

Middle School: Exemplary

Elementary: Exemplary

Gholson ISD: Exemplary

Gholson School: Exemplary

La Vega ISD: Academically Unacceptable

High School: Academically Unacceptable

Junior High: Academically Unacceptable

Intermediate School: Academically Acceptable

Elementary School: Exemplary

Lorena ISD: Recognized

High School: Recognized

Middle School: Recognized

Elementary School: Recognized

Primary School: Recognized

Mart ISD: Academically Acceptable

High School: Recognized

Middle School: Academically Acceptable

Elementary School: Recognized

McGregor ISD: Academically Acceptable

High School: Recognized

Junior High: Academically Acceptable

Elementary School: Exemplary

Midway ISD: Academically Acceptable

High School: Academically Acceptable

Middle School: Recognized

Intermediate: Exemplary

Woodway Elementary: Exemplary

Hewitt Elementary: Exemplary

Speegleville Elementary: Exemplary

Spring Valley Elementary: Exemplary

South Bosque Elementary: Exemplary

Moody ISD: Academically Acceptable

High School: Academically Acceptable

Middle School: Academically Unacceptable

Elementary School: Recognized

Riesel ISD: Recognized

Riesel School: Recognized

Foster Elementary School: Recognized

Robinson ISD: Academically Acceptable

High School: Recognized

Junior High School: Academically Acceptable

Intermediate School: Academically Acceptable

Primary School: Exemplary

Elementary School: Exemplary

Waco ISD: Academically Unacceptable

Waco High School: Academically Unacceptable

University High School: Academically Unacceptable

A.J. Moore Academy: Recognized

STARS High School: Academically Acceptable

Lake Air Middle: Academically Unacceptable

Cesar Chavez Middle: Academically Acceptable

Tennyson Middle: Academically Acceptable

University Middle: Academically Unacceptable

Brazos Middle: Academically Unacceptable

Bell’s Hill Elementary: Academically Acceptable

Brook Avenue Elementary: Academically Acceptable

Cedar Ridge Elementary: Academically Acceptable

Crestview Elementary: Academically Acceptable

Dean-Highland Elementary: Recognized

Doris Miller Elementary: Academically Unacceptable

Hillcrest Professional Development: Exemplary

J.H. Hines Elementary: Academically Acceptable

Kendrick Elementary: Recognized

Meadowbrook Elementary: Recognized

Mountainview Elementary: Recognized

North Waco Elementary: Academically Acceptable

Parkdale Elementary: Recognized

Provident Heights Elementary: Recognized

Sul Ross Elementary: Recognized

Viking Hills Elementary: Exemplary

West Avenue Elementary: Recognized

South Waco Elementary: Academically Acceptable

The annual event on the Brazos in Waco draws a crowd of about 15,000 people.

It’s a big bash every year in downtown Waco, complete with fireworks, live music, vendors, stuff for the kids, etc…

Here’s the lowdown on what’s going on (from Brazos Nights website):

Overview:

• The big party will take place at Indian Spring in downtown Waco
• Admission is free
• It starts at 6 p.m. and ends about 10:30
• Along with all the live music, they’ll have sponsor booths, concessions, kids arts and games, scenic views

If you don’t plan on attending the party downtown and you’re only interested in the fireworks, if you park on the East side of I-35 you’ll still be able to see the fireworks. Also, Star 92.9 is going to broadcast the music played by the Waco Community Band during the fireworks show too.

• 6 p.m. – Sloppy Joe
• 7 p.m. – T-Birds and the Breaks
• 8:20 p.m. – The Fab 5
• 9:30 p.m. – Patriotic ceremony with the Mayor and winner of Waco’s Idol contest
• 9:45 p.m. – Waco Community Band (patriotic favorites)

• 6 p.m. – 10: 30 p.m. – Star 92.9 and 1660 ESPN music and live remote

• 10 p.m. – Zambelli Fireworks Internationale

•  The H-E-B Fireworks Show will start at 10 p.m. and will be visible throughout downtown
• Zambelli Fireworks Internationale will produce the show
• The fireworks will be shot from a location north of the Suspension Bridge in Waco. Suggested viewing areas include the park areas along both sides of the Brazos River, Franklin Street Bridge, Washington Street Bridge, and downtown parking lots

• A security command post will be next to the stage, inside of the convention center
• Officers from Waco PD, McLennan County Sheriff’s Office, Waco Park Rangers will work the event
• Lost children should be taken to the security command post
• EMS will also be headquarted at the corner of University Park and Franklin

• Food vendors will be located at the event. Food includes: BBQ, Corn Dogs, Turkey Legs, Hot Dogs, Hamburgers, etc…
• Dr. Pepper will be located at the celebration as well
• Beer and wine will be available

There will be a lot of stuff for the kiddos too! Free arts and crafts, inflatable games, etc…

Here’s a list of items prohibited (and permitted) at the 4th of July Brazos Celebration:

• Yes, you’ll be able to bring your coolers, chairs, cameras, blankets, and storage bags
• No, you can’t bring: pets, pop-up tents, large umbrellas, glass bottles, and grills

Also, no fireworks are allowed.

The Big 4th on the Brazos is usually a blast. Crowded yes, but loads of fun. If you haven’t been to it yet, check it out! If you need more info call (254) 750-5781

If you’d rather look around online instead of talking to a Realtor first (really, we’re not scary people! Okay, well maybe some of us, but not all of us), I’ve got some cool tricks, tips, and websites fer ya.

You’re relocating to Waco? GREAT! We’d love to have ya here (especially if you can pull some strings and get Grandy’s Restaraunt to open back up in Waco). Here’s a list of cool websites to check out (well not including my website, which goes without saying )

Virtual Earth
I love this site for looking at photos of neighborhoods. Google Earth is a nice program, but with Virtual Earth, you get a “bird’s eye view” option (in addition to the satellite photos). The bird’s eye view will get you “closer to the neighborhood” than the satellite view option. So0000, you found a great looking house online, but you want to get a feel for the surrounding area…. Virtual Earth is a great way to get that info! Here are screen shots of Twin Rivers, Hidden Valley, and Badger Ranch to give you an idea of what you can see:

You can drag the map around and expand the views too. It’s really a neat tool that I use all the time when I’m talking via email with people out of town. I’ll take screen shots (or send them the link) so they can see the areas and judge how far this or that is from here or there. I’m surprised that more real estate agents don’t utilize this tool….. at all. Visually, it really helps people out who are currently living out of town but relocating to the Waco area.

Google Maps
Of course when mentioning properties, maps, satellite photos, etc… You can’t forget about the de facto standard of Google Maps with (most importantly) Street View. If you haven’t heard of Google’s street view option on their mapping website, then wake up!!! Put the donut down, turn off the golf channel, hop on the internet and check it out!

Not all areas are covered, but Google is adding more street level views everyday. Their goal is to map the entire world.

After you check out the bird’s eye view of various Waco areas, head to Google Maps and check out the street view! It’s like you’re driving your car down the road, driving past the house yourself. Google Street View can really give you and idea of how some areas are laid out.

After all, just finding the right house is only part of the process. You know what the say… Location, Location, Location! It’s your chance to take a true virtual tour of the neighborhood that you’re thinking about calling home!

Waco Chamber of Commerce
The Waco of Chamber Commerce website is a great souce for learning about Waco, especially if you’ll be opening a new business here. It has all kinds of stats and information. Check out Waco Prospector too.

Waco Tribune Herald
I can’t forget to include the local paper’s website! All things Waco (and more). News, classifieds, etc… Actually they do a really good job with the website. If you’ve got a hankering to move from Pontotoc, Mississippi to Waco, Texas, this a great site to visit and try to get a feel for Central Texas.

McLennan County Appraisal District (MCAD)
Texas property taxes tend to be higher than a lot of other states. Part of the reason for the higher property taxes? Texas’ lack of a state income tax. Before you get “sticker shock” over the tax amount, you may want to browse around the website to get an idea of what the property taxes would be on any home you’re thinking about buying.

Note:
Be aware though that the value for taxes may not be an accurate estimate of the MARKET price of a home. A general rule in real estate is that there are 3 “values” for any given home:

1. The appraised value on which the county will asses taxes (Tax Appraised Value)
2. The appraised value on which a bank or lender will use in the process to determine whether or not they’ll make a home loan available for you on that property
3. The market value for a home. The amount someone (a potential home buyer) would be willing to pay for the home

In a perfect world, all of these amounts would be the same. But this is far from a perfect world! Unfortunately, when it comes to comparing home purchase price vs. tax appraisal, there can be  (and many times, are) discrepancies… sometimes WAY OFF!

For example, if you’re looking at buying a home for let’s say, $200,000 and the week before you supposed to close on your new home, you go to the appraisal district website and notice that the appraised value is at $225,000, don’t automatically think that you got a great deal and you got it for $25,000 less than it’s worth! And vice-versa. Many factors can play into inaccurate tax appraisals. Maybe the home owner never protested their tax appraised values. Maybe the MCAD website has the wrong square footage, etc….

Actually, I was kind of reluctant to suggest the county appraisal district’s website. Sometimes it does nothing more than confuse people when they see a different value listed for tax purposes than what they are actually paying for the house. Just be aware, when you’re on the county’s website looking at property information, look at it strictly for the dollar amount of taxes that will need to be paid. DON’T use that info to try to get an idea of the home’s market value. The best way to help determine actual market value for a home is by having your Realtor pull comps (recent sales information) for the neighborhood and compare the price per square foot of homes that are active, sold, expired, and under contract. Also, other variables will play into an estimate of market value – age, condition, location, amenities of that home vs. other homes in the neighborhood, etc…

City Data
This a great resource for learning about different cities. They have a ton of information regarding the people, population, climate, economics, etc…

Great Schools
Don’t know which school district you want your children to attend? Greatschools.net is a valuable website for those folks seeking education information! It has parent reviews, demographics, number of pupils to teacher, classes offered, etc…

Texas Education Agency
The TEA website is another excellent resource for people concerned with school districts. The Texas Education Agency does post state ratings/rankings for all the schools. Is the elementary school that you child would be attending rated as recognized or unacceptable? Find out straight from the state.

Those are just a few websites that you can visit to gain a little insight on what to expect from Waco, Waco real estate, and life in Waco. Of course, if you have any questions call me anytime!

The new elementary school is located on Hewitt Dr., next to Hewitt Park, in front of Indian Creek Estates. Completion for Castleman Creek is set for the end of July with classes starting on August 26th. If you have a child attending the new school then you may want to know that a couple of days before school starts (August 24th) a “Meet the Teacher” will be held from 6:00 p.m. – 8:00 p.m.

Castleman Creek Elementary will serve PK – 4th grade.

Last year, Midway I.S.D. voters passed a $76 million bond initiative.  The bond proposal included a new elementary school (Castleman Creek), a new intermediate school, upgrades and renovations to existing campuses, classrooms and labs added to Midway High School, new bus maintenance facility, new administration building and upgrades to Panther Stadium. I did read an article that said so far, the costs for the bond programs have been running about $3 million under budget.

I don’t know where the final cost will come in, but the budget for Castleman Creek Elementary was $16,654,924. It will have enough room to house up to 650 students. As for square footage (according the design submitted February 12, 2008, before the election), the breakdown is as follows:

• Academics: 39,305
• Physical Education (including storage, coach’s office, and full size court): 5,045
• Dining Area (including cafetorium, kitchen, storage, teacher’s lounge, platform): 7,960
• Administrations (including reception, principal office, counselor’s office, conference room, etc..) 3,945
• Other (Corr., mech. rm, bathrooms, walls, etc..) 27,885

The total air-conditioned square footage is 84,140. Add the porches and the square footage is 86,840, which is about 1,785 sqft bigger than Woodway Elementary.

Below are some photos that I snapped today as well as other construction photos from the 2008 Midway Bond Program Update website:

Castleman Creek will be the 6th elementary school for Midway ISD. The elementary schools for Midway are: Hewitt Elementary, Speegleville Elementary, South Bosque, Woodway, and Spring Valley.

Other projects contained in the bond are either under way (and judging by looks, running on time) or being prepped to begin. The new intermediate school is set to be completed in June 2010.

Of course, the new Midway ISD elementary school attendance map met with some parent opposition whose children will be affected. Some students of Spring Valley Elementary will be attending the new Castleman Creek Elementary for the new school year. Here’s the new attendance map:

Midway ISD Elementary School Attendance Map

You may find some of these websites useful:

Midway ISD
2008 Midway Bond Program Update

I was told that there was some sort of ‘glitch’ that caused well…. the total market value on some home appraisal notices to ‘sky rocket’! Straight out of the ionosphere bouncing off the moon and headed out of the milky way at faster than the speed of light, to put it mildly. Heck, MCAD (McLennan County Appraisal District) had my own home appraised value at over $94,000 higher than last year! My first thought was…. “?!*%!” I’ve talked to other Wacoans whose home values were appraised way too high as well. One home owner in Western Ridge said that his value went from $195,000 to $308,000! – talk about hyper speed.

I called the next day to the appraisal office and was told at first (by whoever answered the phone), that my value would be readjusted down by $56,000. Wow! Thanks but no thanks, you’re still about another $44,000 too high. After wrangling a little, I was finally able to talk to someone else there that could help me. Since I’m a Realtor, I had the comps in front of me and was able to get my value down to where it should’ve been to begin with. Some folks may not be as lucky to have that info front of them.

Note: If you plan to protest the appraised value of your house, this article will contain helpful information. Also, if you live in McLennan County (Waco, TX area) and you need comps of recently sold homes in your neighborhood to use as evidence when trying to get the value of your home lowered by the county, I’ll have a form at the bottom of this article that you can fill out and I’ll get you the comps via email as soon as I can.

Hey, this isn’t about ‘cheating’ the county out of tax revenue. This is about fairness. It’s only fair that your appraisal be as accurate as possible. That’s what the Appraisal Review Board (ARB) is for!
Under Texas law, you have the right to protest the appraisal district’s actions concerning your property. The ARB is an impartial panel made up of citizens to resolve any disputes between home owners (taxpayers) and the county appraisal district.

If you feel that your home’s value is too high and you can’t resolve the issue with the appraisal office directly, then you can take your case in front of the ARB. In addition, the ARB will hear testimony from the person who actually did the appraisal of your home’s value.

Recognize that the Appraisal Review Board acts as an independent judge:
The ARB listens to both the taxpayer and the chief appraiser before making a decision. It is not a case of taxpayer against the ARB and Chief Appraiser. Appraisal district staff must take an oath to tell the truth. The ARB will ask you to take an oath as well, either by swearing or by affirming, before you present evidence. The chief appraiser has the burden of proving your property’s value. If he or she fails to meet the burden of proof, the ARB must determine in your favor.

There’s a recent addition to the law that adds another tool for the owner of  property under protest with a market value of $1 million or less. If the property owner submits to the appraisal district a properly conducted, recently completed and certified appraisal of property value at least 14 days before the hearing, the appraisal district must provide evidence that clearly refutes the independent appraisal. If the county appraisal district fails to do so, the ARB is required to rule in favor of the property owner.

If you believe the value of your home is too high, then by all means CALL THE DISTRICT APPRAISAL OFFICE FIRST! Typically, the folks there would rather not go through the time and hassle of a hearing in front of the ARB and are sometimes more than willing to try and resolve your dispute over the phone.

I’ve had to protest my home’s appraisal a few times and I’ve never had to present my case to the ARB. Only once, did I have to go down to the district appraisal office. Every other time, we managed to iron out our differences over the phone

“Okay, so now what? I got my appraisal in the mail, it was too high and we can’t come to an agreement.”

For McLennan County, you must file a written notice to the Appraisal Review Board if you want them to hear your case. File your notice of protest by May 31 or no later than 30 days after the appraisal district mailed a notice of appraised value to you, whichever date is later. Note that the deadlione is 30 days after mailing the notice, not its receipt. If you are an off-shore worker or on full-time military duty, you may be entitled to file a late protest.

The hearings will begin on June 15th, 2009 and be held at:
315 South 26th Street in Waco, TX

You should’ve received a protest form with your notice of appraised value. If you did not, then send a letter with your name, property address, and the reason you’re protesting. If you have any questions, the phone number for the McLennan County Appraisal District is (254) 752-9864.

Okay, now that you have filed the written notice, you need to start collecting evidence to support your protest.

Here are a few tips and other things to know when protesting your appraised value to the Appraisal Review Board:

• Collect information about recent home sales in your neighborhood. If you need comps for your neighborhood, I have a form at the end of this article that you can fill out and I’ll be glad to get that information for you. Make sure you use sales data of properties that’s comparable to your own. Year built, square footage, locations, type of construction, etc… The comps will be of recent sales. Typically, going back the last 6 months. If necessary I can broaden the area or use sales going back a little further.
• Be sure to weigh the costs and time it may take to prepare a case! If it’s only going to save you a couple of bucks, then take that into account!
• Take photos of your house that will support your claim of a lower value. For example: cracked slabs, bad plumbing, etc…
• Make note if you don’t have some of the ‘extras’ that other properties in your neighborhood may have:tile, wood floors, granite counters, storage shed, swimming pool, etc…
• Think about using an independent appraisal for evidence. Have you recently refinanced your house? You may have a copy of your appraisal in the packet of information you got after closing on the new loan.
• Be sure to ask the appraisal district for records of similar properties in your neighborhood
• Check to make sure that the county has the right square footage of your house. If the county has your square footage higher than it actually is, that will skew your value. If you don’t know how to measure your house, you can call an independent appraiser to do it for you. The cost will probably be $50 – $100.
• Present a simple and well organized protest based on clear evidence. Stress key facts and figures. Write them down in a logical order and be sure to give copies to each ARB member! You’re required to give a copy of your evidence to the appraisal district before the hearing as well.
• Stick to the facts. The ARB has no control over the appraisal district’s operations, budget, tax rates, or local politics. Trying to address these topics will waste time and will not help your case.
• Most important of all – BE ON TIME TO THE HEARING!

If your property value is too high and you’re not comfortable going in front of the ARB, you can have someone act as your agent. The person that you appoint as your agent just needs to bring a written notice signed by you giving that agent a right to act on your behalf.

Here’s a few downloads that you may find useful:
Texas Property Taxpayer’s Remedies: How to Protest Your Property Value for Property Taxes
Appraisal Review Board Manual – 2009
Property Tax Info – From the State of Texas Website

If you’re protesting your property tax appraisal and need comps of recent homes sales for your area, please feel free to fill out the form below and I’ll be glad to email a CMA to you. You may be able to use the comps to help get your appraised value lowered!

Important: Please fill out your name, email, and the address of your property. I need the address to make sure that I pull the right info for the right neighborhood!

As always, if you have questions or need more info, just give me a call.