Preliminary property valuations- 2025

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91_Aggie
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In reply to maroon barchetta • 1:40p, 5/15/25
AG
maroon barchetta said:
Stupe said:
91_Aggie said:
BucketofBalls99 said:
I will say, I don't fully understand what is needed for the comps. Is it as plain as seeing the house next door is within 50sf of yours but is appraised at over $50k less than yours? Or does it come down to more detail than that?
just engage Ownwell to do it for you. They will fight it for you and you only owe them a percentage of what they reduce it by... essentially costing you nothing if you weren't going to protest or don't know how to protest effectively.
I just did that in about 10 minutes.


I haven't heard back from them. How do I know the progress?
I've been getting regular email updates from them... got one this week telling me the protest has been officially filed.
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"91_Aggie is right again." -YankeeAg00
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maroon barchetta
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In reply to 91_Aggie • 2:22p, 5/15/25
91_Aggie said:
maroon barchetta said:
Stupe said:
91_Aggie said:
BucketofBalls99 said:
I will say, I don't fully understand what is needed for the comps. Is it as plain as seeing the house next door is within 50sf of yours but is appraised at over $50k less than yours? Or does it come down to more detail than that?
just engage Ownwell to do it for you. They will fight it for you and you only owe them a percentage of what they reduce it by... essentially costing you nothing if you weren't going to protest or don't know how to protest effectively.
I just did that in about 10 minutes.


I haven't heard back from them. How do I know the progress?
I've been getting regular email updates from them... got one this week telling me the protest has been officially filed.


I uploaded some supporting documentation but haven't gotten any notification since.
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NateDog
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4:57p, 5/15/25
AG
I checked the Brazos CAD website today today to file an appeal and there was a 2025 Appraisal Notice button which brought up a *CORRECTED* appraisal notice for me dated May 13, 2025.

And what a correction! Instead of going up by $51K in the original paper notice I got a few weeks ago, the structure (my house) value went DOWN by almost $57K. First appraisal I've ever gotten that actually feels fair.
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histag10
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5:37p, 5/15/25
AG
Thank you for saying that. I just checked and I have a corrected appraisal as well dated the 13th. Now down about 30k from last year
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cledus6150
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8:25p, 5/15/25
AG
I was coming here to post about this correction, mine had gone up 31k and then with this corrected version mine went down 10k.
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Stupe
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In reply to maroon barchetta • 8:26p, 5/15/25
S
maroon barchetta said:
Stupe said:
91_Aggie said:
BucketofBalls99 said:
I will say, I don't fully understand what is needed for the comps. Is it as plain as seeing the house next door is within 50sf of yours but is appraised at over $50k less than yours? Or does it come down to more detail than that?
just engage Ownwell to do it for you. They will fight it for you and you only owe them a percentage of what they reduce it by... essentially costing you nothing if you weren't going to protest or don't know how to protest effectively.
I just did that in about 10 minutes.


I haven't heard back from them. How do I know the progress?
This is my first time doing this with them. Sorry....I'm no help.
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maroon barchetta
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In reply to Stupe • 8:40p, 5/15/25
Stupe said:
maroon barchetta said:
Stupe said:
91_Aggie said:
BucketofBalls99 said:
I will say, I don't fully understand what is needed for the comps. Is it as plain as seeing the house next door is within 50sf of yours but is appraised at over $50k less than yours? Or does it come down to more detail than that?
just engage Ownwell to do it for you. They will fight it for you and you only owe them a percentage of what they reduce it by... essentially costing you nothing if you weren't going to protest or don't know how to protest effectively.
I just did that in about 10 minutes.


I haven't heard back from them. How do I know the progress?
This is my first time doing this with them. Sorry....I'm no help.


I checked my online account with them and it says they have filed so we shall see.
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woodometer
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9:30p, 5/15/25
AG
The appraisal office guy said on KBTX last night that land values are up because we are running out of land. He said it with a grim. I'm not sure what that means. There is always the same amount of land.
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dubi
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In reply to woodometer • 6:46a, 5/16/25
AG
woodometer said:
The appraisal office guy said on KBTX last night that land values are up because we are running out of available land to build on. He said it with a grim. I'm not sure what that means. There is always the same amount of land.
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woodometer
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In reply to dubi • 4:00p, 5/17/25
AG
dubi said:
woodometer said:
The appraisal office guy said on KBTX last night that land values are up because we are running out of available land to build on. He said it with a grim. I'm not sure what that means. There is always the same amount of land.
All land is available to build on. If it has a structure on it, tear it down and build something new. These are the same people that value that every lot in my subdivision the same no matter the size of the lot and some of the lots are quite a bit larger than others.
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Hornbeck
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4:06p, 5/17/25
AG
Well, since CoCS lost their ETJ lawsuit, doesn't that mean there should be more land to build on? Since people can now subdivide their lots in the ETJ, put in septic, etc.
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Bob Yancy
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In reply to Hornbeck • 6:59p, 5/17/25
Hornbeck said:
Well, since CoCS lost their ETJ lawsuit, doesn't that mean there should be more land to build on? Since people can now subdivide their lots in the ETJ, put in septic, etc.


Massive building activity is taking place in the county, Snook, Navasota, Caldwell, Franklin, Millican, et al. I believe our county will soon be home to its 4th special district as developers seek lower fees, builders seek lower fees, and buyers seek lower prices by avoiding the College Station market- particularly in the single family detached category.

The City of College Station has 3,400 acres zoned as some type of residential or agricultural/open that's not in the floodplain. We are 5,000 homes shy of a balanced housing market according to our own housing action plan.

It's not a crisis of our own making, but it is a crisis we've quite obviously made worse.

The statement "…College Station is running out of land" is not true- at least not any more so than most cities. And, plenty of "friendly annexation" opportunities exist whereby the city's footprint can be expanded in a non-combative way.

Respectfully

Bob Y '95
My opinions are mine and should not be construed as those of city council or staff. I welcome robust debate but will cease communication on any thread in which colleagues or staff are personally criticized. I must refrain from comment on posted agenda items until after meetings are concluded. Bob Yancy 95
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Hornbeck
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7:07p, 5/17/25
AG
Thanks for the thoughtful reply, Bob. Always great interacting with you.

The BCAD is out of control. Has been for years.

Local wages / employment are stagnant while taxes continue to skyrocket. At some point, it will become unsustainable.
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dubi
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In reply to Bob Yancy • 7:29p, 5/17/25
AG
Quote:
And, plenty of "friendly annexation" opportunities exist whereby the city's footprint can be expanded in a non-combative way.
Which communities want to be annexed by COCS?
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Bob Yancy
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In reply to Hornbeck • 7:41p, 5/17/25
Hornbeck said:
Thanks for the thoughtful reply, Bob. Always great interacting with you.

The BCAD is out of control. Has been for years.

Local wages / employment are stagnant while taxes continue to skyrocket. At some point, it will become unsustainable.


You are correct about wages, that's why our economic development focus needs to be squarely on job and career generating businesses for young families and young urban professionals and everyone underemployed and/or looking for opportunity.

You are also correct, in my estimation, regarding employment. While our unemployment rate is low, our underemployment is off the charts. Too many people stuck with more to offer but scarce opportunity to offer it.

Our housing focus should be to avoid creating scarcity at all costs. Keep our city's market share of housing. The unintended consequences of anti-growth policies are enormous. Our local single family housing market is starting to sneeze and cough. Must get healthy quick. So easy to fix.

I find the appraisal district staff to be consummate professionals. They often dislike the impossible job before them. If you call before the formal protest process and are polite and make a good case, you'll likely get a concession on value. Imagine trying to get tens of thousands of property values right, year after year, with a handful of people. Their mission is frankly impossible. They actually need your feedback because aerial photography and driving around and macroanalysis only get you so far in real estate. Valuation is highly subjective.

Basically, our property tax system is broken and that's not the appraisal district's fault. That's on your legislature.

My $.02

Respectfully

Yancy '95

Edited to add: thanks for the kind words, Hornbeck.
My opinions are mine and should not be construed as those of city council or staff. I welcome robust debate but will cease communication on any thread in which colleagues or staff are personally criticized. I must refrain from comment on posted agenda items until after meetings are concluded. Bob Yancy 95
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dubi
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In reply to Bob Yancy • 7:49p, 5/17/25
AG
Quote:
Basically, our property tax system is broken and that's not the appraisal district's fault.
I will disagree with this statement.

My house is valued at $558k, The ONLY comp on my street is for sale at $489k and was completely gutted, rebuilt, and a 3rd full bath was added.

It has been on the market for many weeks and has had multiple price drops. If they can't sell it for $489 why is my house valued at $558K? I should not have to fight this year after year?

We have a deed restriction on our street for "no more than 2 unrelated". That limits our sales price because it limits investors from buying my house. It needs to be factored into the appraised price.
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Bob Yancy
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In reply to dubi • 8:16p, 5/17/25
dubi said:
Quote:
Basically, our property tax system is broken and that's not the appraisal district's fault.
I will disagree with this statement.

My house is valued at $558k, The ONLY comp on my street is for sale at $489k and was completely gutted, rebuilt, and a 3rd full bath was added.

It has been on the market for many weeks and has had multiple price drops. If they can't sell it for $489 why is my house valued at $558K? I should not have to fight this year after year?

We have a deed restriction on our street for "no more than 2 unrelated". That limits our sales price because it limits investors from buying my house. It needs to be factored into the appraised price.


Did you call them and make that case in an informal appeal and they refused to budge?

Respectfully

Bob Y '95
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JP76
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In reply to dubi • 9:41p, 5/17/25
What is the breakdown of the 558k land versus structure ?

If you are in southgate then my guess is the lot value appraisal is 280-300k ?

Eastgate 200-220k ?
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tu ag
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9:42p, 5/17/25
AG
Basing property.taxes off appraisals is the worst taxing system in all the stupid ways we are taxed.

Factor in seniors, who hold a majority of wealth, who have frozen taxes and it just ticks me off.
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Bob Yancy
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In reply to tu ag • 8:56a, 5/18/25
tu ag said:
Basing property.taxes off appraisals is the worst taxing system in all the stupid ways we are taxed.

Factor in seniors, who hold a majority of wealth, who have frozen taxes and it just ticks me off.


It is a wonderful place to retire if your taxes are frozen in this rapidly rising valuation environment. It's also great if you don't need a job. For folks still working, however, the struggle is very very real.
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tu ag
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In reply to Bob Yancy • 9:13a, 5/18/25
AG
When I bought my current house, we could afford the taxes. Then they maxed out the evaluation every year. 5 years after we bought it, it was valued 150% of what we bought it for.
5 years!
For a few years we discussed selling to make ends meet. We need our county officials to really back off.
We also need the TX legislature to rewrite taxing on homes.
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Bob Yancy
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In reply to tu ag • 9:51a, 5/18/25
tu ag said:
When I bought my current house, we could afford the taxes. Then they maxed out the evaluation every year. 5 years after we bought it, it was valued 150% of what we bought it for.
5 years!
For a few years we discussed selling to make ends meet. We need our county officials to really back off.
We also need the TX legislature to rewrite taxing on homes.


Sold my business in 2014 and invested in local real estate. Every piece of property has basically doubled in value. Even without a mortgage note on a rental home today, it just doesn't pencil. A good rule of thumb is 1% of purchase price per month in rent, without a mortgage. So, what was a $170,000 home could be leased in a fair deal for about $1700 per month. Now that same home costs $340,000 if you're lucky, yet there is no working family that can afford $3,400 per month under the 1% rule.

Consequently our housing market is stuck in the mud. Many young families cannot afford a $340,000 home, nor can they afford rent that high.

The result is people leave. Developers leave, builders leave, buyers leave, renters leave. They go to Snook, et al, where the same house is $265,000 and closer to affordable.

To me what's happening is plain as day. Even in the student market. They are cheating and stuffing more than 4 into rental homes because they flat can't afford it otherwise.

We need inventory. Developers and builders need incentives, or at least the lack of disincentives. Growth is the only way through it, unless the goal is to be a retirement community to the detriment of the young and middle aged.

We didn't create this problem, but we've sure made it worse.

Respectfully

Bob Yancy '95
My opinions are mine and should not be construed as those of city council or staff. I welcome robust debate but will cease communication on any thread in which colleagues or staff are personally criticized. I must refrain from comment on posted agenda items until after meetings are concluded. Bob Yancy 95
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happyinBCS
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10:32a, 5/18/25
The taxing authorities have never kept up with commercial valuations. I have watched for years.

You would think they would always be at the height of market value for the properties. There are no homestead exemptions etc so it is pure money coming in.

A current example Varsity grill is valued at 2.9 million on the CAD It started out for sale at 5.6 million now it is down to 4.4 million but obviously worth more that 2.9 million

Also is it true commercial does not pay the additional .65 cents in Midtown I thought someone said only the homeowners do , that cannot be true.
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Bob Yancy
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In reply to happyinBCS • 12:04p, 5/18/25
happyinBCS said:
The taxing authorities have never kept up with commercial valuations. I have watched for years.

You would think they would always be at the height of market value for the properties. There are no homestead exemptions etc so it is pure money coming in.

A current example Varsity grill is valued at 2.9 million on the CAD It started out for sale at 5.6 million now it is down to 4.4 million but obviously worth more that 2.9 million

Also is it true commercial does not pay the additional .65 cents in Midtown I thought someone said only the homeowners do , that cannot be true.


Commercial pays in Midtown, too.

Respectfully

Bob Yancy '95
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TXCityGirl
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10:02a, 5/19/25
I also don't understand what appraised value is supposed to mean. It is NOT the approximate value of the property if I sell it. So if appraised value is NOT the sales value, what is it? We could never sell our CS home at the appraised value. And how can you legitimately appraise a home value without visiting the home?
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dubi
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5:48p, 5/19/25
AG
My laugh for today was receiving this $317k offer in the mail on our house that Brazoscad has valued at $505k. Laugh or cry!

So if you feel the need to sell your house, I can tell you who not to use............

On the other hand, folks may need to sell their homes because our Brazos Country Appraisal process is so profoundly broken.

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BucketofBalls99
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In reply to dubi • 7:05a, 5/20/25
Yep got the same thing from them for one of our rentals. I laughed out loud.
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oklaunion
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9:44a, 5/24/25
Grimes county didn't send out appraisals if nothing changed. They are online but I had never encountered this way of thinking before.
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