The County Appraisal and the Lender Appraisal

The Tarrant Appraisal District, or TAD, sets the value used for property taxes on homes in Tarrant County. Your lender's appraisal is a separate valuation done by a licensed appraiser for the loan, used to figure your loan-to-value. They are different numbers for different jobs. TAD's value can be lower than your contract price because of the seller's homestead cap or timing, and your lender's appraisal cannot be replaced by a TAD printout. Neither number sets the other.

What TAD does

TAD appraises property in Tarrant County for the local taxing units, such as the county, cities, school districts and special districts (Tarrant Appraisal District). Under Texas law, appraisal districts appraise property at market value as of January 1 (Tax Code 23.01). TAD also processes exemptions, including the residence homestead exemption (TAD exemptions), and mails notices of appraised value. TAD does not set tax rates; each taxing unit does.

Why TAD's number can differ from your price

• The homestead cap. If the seller had a homestead exemption, the appraised value for taxes may be capped at 10 percent growth per year plus new improvements (Tax Code 23.23). The cap belongs to the seller. See the homestead cap.
• Timing. TAD values the home as of January 1. Your contract price reflects the market when you signed.
• Mass appraisal. TAD values many properties with models. A lender's appraiser inspects one property and compares recent sales.

What the lender's appraisal does

Your lender's appraisal is ordered for the loan, paid for as a closing cost, and used to set the loan-to-value and confirm the property meets program standards. Fannie Mae and the government programs set the appraisal rules, and investors review appraisal quality (Fannie Mae B4-1.3-12). A high lender appraisal does not raise your taxes by itself, and a low TAD value does not lower your loan amount. See appraisal, inspection and tax value.

How to use TAD's site as a buyer

• Look up the property's account for the current appraised and market values, the exemptions on record, and the taxing units.
• Use the current tax rates and the market value, not the seller's capped value, to estimate your future taxes.
• After closing, file your homestead exemption with TAD.

If you disagree with TAD's value

You can protest to the Appraisal Review Board after you receive a notice of appraised value. Deadlines and procedures come from state law and are explained by the Comptroller (Texas Comptroller protests). Your purchase price and your lender's appraisal can be evidence. See how to protest.

Fictional example

Fictional example: a buyer sees a TAD value well under the contract price and thinks the house is overpriced, or that the tax bill will stay that low. The TAD value is capped from the seller's long-held homestead. The lender's appraisal comes in near the contract price, based on recent sales. Both are "right" in their own systems. The buyer budgets taxes from market value and the local rates, and files the homestead exemption after moving in.

Common mistakes

• Sending a TAD printout to the lender as the appraisal.
• Budgeting taxes from the seller's capped value.
• Thinking TAD is the City of Fort Worth or the lender. It is neither.
• Assuming every Fort Worth address is in Tarrant County.

For the full tax picture, see Texas property taxes.

Next step

If you are buying in Tarrant County, I can build your payment estimate from realistic taxes, not the seller's capped value. Book a call, or start an application.

Related questions

• Appraisal vs. inspection vs. tax value
• How do I protest my Texas appraisal?
• Texas property taxes

Sources

Links checked Oct 21, 2026.

• Tarrant Appraisal District, home page (current): https://www.tad.org/
• Tarrant Appraisal District, Exemptions and forms (retrieved Oct 21, 2026): https://www.tad.org/exemptions
• Texas Tax Code, Sec. 23.01 appraisal methods and Sec. 23.23 limitation on appraised value of residence homestead (current text): https://statutes.capitol.texas.gov/Docs/TX/htm/TX.23.htm
• Texas Comptroller, Appraisal Protests and Appeals (retrieved Oct 21, 2026): https://comptroller.texas.gov/taxes/property-tax/protests/
• Fannie Mae Selling Guide, B4-1.3-12 Appraisal Quality Matters (current Guide, retrieved Oct 21, 2026): https://selling-guide.fanniemae.com/sel/b4-1.3-12/appraisal-quality-matters

About the author: McKade Lively, NMLS 2704474, American Pacific Mortgage Corporation dba True North Home Loans, NMLS 1850.

Equal Housing Opportunity.

Last reviewed: Oct 2026

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