Confused by your Plano property tax bill or worried about a jump in value this year? You are not alone. Understanding how your home is appraised, which entities tax it, and how to claim exemptions can lower your bill and reduce stress. In this guide, you will learn the local process in Plano and Collin County, plus practical steps to file exemptions, protest your value, and plan during a sale or purchase. Let’s dive in.
Plano property tax essentials
Property taxes in Texas involve two separate functions that work together to produce your bill. The Collin Central Appraisal District (Collin CAD) estimates your home’s market value. Local taxing units such as the City of Plano, Plano ISD, Collin County, and other districts set tax rates and the Collin County Tax Office typically handles billing and collection for many units.
Your total bill comes from a simple formula. The appraisal district sets an appraised value. You subtract approved exemptions to get taxable value. Each taxing unit applies its rate to that taxable value, then the amounts are added for your total bill.
Appraisal versus taxation
An appraisal is not a tax bill. It is the value Collin CAD assigns to estimate market value for tax purposes. Your taxable value is the appraised value minus exemptions you qualify for. Tax rates from each unit are applied to that taxable value to calculate what you owe to each entity.
Who taxes your Plano home
Most Plano homeowners see line items for Plano Independent School District, the City of Plano, Collin County, and the community college district. Some properties also fall within special districts such as Municipal Utility Districts or Public Improvement Districts. These special districts can add significant levies, so always verify whether your property is in a MUD or PID before you buy or sell.
Annual timeline and deadlines
Spring notices and exemptions
Collin CAD typically mails appraisal notices in the spring. Review your notice carefully to confirm property characteristics, proposed value, and that eligible exemptions appear. If you live in the home as your principal residence, file your residence homestead exemption with Collin CAD. Many exemption applications are due in the spring, so confirm current-year deadlines with the appraisal district.
Protest deadline and process
You have a limited window to protest your appraised value. Under Texas law, the deadline is 30 days from the date of your appraisal notice or May 15, whichever is later. Missing that deadline usually forfeits the right to a standard Appraisal Review Board hearing for that year. Mark your calendar the day your notice arrives and act quickly if you plan to protest.
Fall tax rates and bills
Taxing units adopt rates later in the year, often in late summer or early fall. Your final bill reflects those rates applied to your taxable value. Tax statements are usually mailed in the fall, and your statement will list each taxing unit that applies to your property.
Payment due date and penalties
Texas property taxes are commonly due by January 31 to avoid penalties and interest. If taxes go unpaid, they become delinquent and penalties and interest accrue under schedules set by law and local practice. Always verify the exact due date, rates, and penalty timelines on your tax statement or with the Collin County Tax Office.
Exemptions that can lower your bill
Exemptions reduce your taxable value, not the appraised value. They are filed with Collin CAD and require documentation.
Residence homestead
If the home is your primary residence, the general homestead exemption provides valuable relief by reducing your taxable value. Filing typically requires proof of residence such as a driver’s license matching the property address. Once approved, the exemption stays in place as long as qualifications continue.
Over 65 and disabled person
Homeowners over 65 or those who qualify as disabled may receive additional relief. For the school-tax portion, these programs often include a tax ceiling that prevents the school-tax amount from increasing while you qualify. Confirm documentation requirements and how the ceiling works with the appraisal district before filing.
Disabled veterans and surviving spouses
Texas offers substantial exemptions for qualified disabled veterans, with amounts tied to disability ratings. In some cases, veterans or surviving spouses may qualify for a complete exemption. Surviving spouses of eligible homeowners may also qualify for protections under certain circumstances.
Filing tips
Submit complete, accurate applications to Collin CAD as early as possible. Typical items include photo ID, proof of residence, and any supporting documents for age, disability, or veteran status. If you miss an initial window, you may still be able to file and have the exemption applied prospectively for the tax year.
How to appeal your value
If your appraised value seems too high, you have options. A two-stage approach is common and effective if you prepare well and meet deadlines.
Prepare strong evidence
Collect recent comparable sales for homes similar to yours in location, size, and condition. Add photos showing defects or deferred maintenance, any independent appraisal, and proof of incorrect property details such as square footage. Organized documentation helps you make a compelling case.
Informal review then ARB hearing
Start with an informal meeting with Collin CAD. If you cannot reach agreement, file a formal protest by the deadline to obtain an Appraisal Review Board hearing. At the ARB hearing, you will present your evidence and testimony, and you can address the appraisal district’s data.
After the ARB decision
If you are not satisfied with the ARB ruling, further remedies may be available. Options can include binding arbitration in some situations or filing suit in district court. These paths require time and may involve fees, so weigh costs and potential savings carefully.
Buyers and sellers: practical tips
During a sale
Property taxes are usually prorated at closing so each party pays for the time they own the home during the year. Confirm the proration method in your contract and closing statement. If the home lies in a MUD or PID or has unpaid assessments, address those items early to avoid surprises.
For buyers and escrow
Most lenders set up an escrow account to collect property taxes with your mortgage payment. Ask your lender or title company for a current tax estimate for escrow planning. After closing, apply for your homestead exemption as soon as you are eligible so future bills and escrow calculations reflect the lower taxable value.
For sellers
If you filed an exemption or protested your value during the year, make sure your closing documents explain who receives any refund or pays any remaining amount. If a protest later results in a refund, procedures exist to route funds to the correct party according to the closing documents.
Quick annual checklist
- Expect an appraisal notice in spring and verify all property details.
- Confirm your residence homestead is on file with Collin CAD if you occupy the home.
- File over 65, disabled person, or disabled veteran exemptions if you qualify.
- If the appraised value looks high, request an informal review and prepare evidence.
- Calendar the protest deadline: 30 days from the notice date or May 15, whichever is later.
- Review fall tax statements and adopted rates for each taxing unit.
- Confirm the payment due date, typically January 31, and your payment method.
- If buying or selling, verify any MUD or PID status and ensure taxes are addressed in closing documents.
Work with a local advisor
Property taxes affect your monthly budget, your escrow, and your long-term cost of ownership. A trusted local advisor helps you plan ahead, ask the right questions, and avoid missed deadlines. Whether you are buying, selling, or simply managing your annual bill, having a step-by-step guide makes a big difference.
If you want help navigating taxes in the context of a purchase or sale, or you need a strategy that fits your next move in Plano, reach out to the Cardoza Group, Inc. Our team pairs neighborhood knowledge with a clear, client-first process so you can make confident decisions.
FAQs
What is the difference between appraised and taxable value in Plano?
- The appraised value is Collin CAD’s market estimate, while taxable value is the appraised value minus approved exemptions and is used to calculate your bill.
When is the property tax protest deadline for Collin County?
- The general rule is 30 days from the date of your appraisal notice or May 15, whichever is later, so check the date printed on your notice.
Which entities usually tax a Plano home?
- Common units include Plano ISD, the City of Plano, Collin County, the community college district, and sometimes a MUD or PID if applicable to the property.
Do exemptions lower my appraisal or my taxes?
- Exemptions lower your taxable value, not the appraised value, which reduces the amount due to each taxing unit.
When are property taxes due in Plano?
- Taxes are commonly due by January 31 to avoid penalties and interest, so confirm the exact due date on your statement or with the Collin County Tax Office.
How do taxes affect closing when I buy or sell?
- Taxes are typically prorated at closing, and you should confirm the proration method and any special district assessments in your contract and final settlement statement.
