Are you planning a spring move and wondering how to keep your property taxes in check? If you own or plan to own a home in Farmers Branch, the Texas homestead exemption can lower the taxable value of your primary residence and trim your annual tax bill. The rules are straightforward, but timing matters and the steps differ from a protest of your appraised value. In this guide, you’ll learn who qualifies, key dates, and how to apply with the Dallas Central Appraisal District. Let’s dive in.
What the homestead exemption does
A residence homestead exemption reduces the portion of your home’s value that is taxed. It does not change your appraised market value. The Dallas Central Appraisal District (DCAD) administers exemptions for Farmers Branch homes under Texas law, and the Texas Comptroller provides statewide guidance and the standard application.
In practice, your total tax bill equals your taxable value multiplied by the tax rates set by each taxing unit. By lowering taxable value, exemptions reduce what you owe.
Who qualifies in Farmers Branch
Basic eligibility
- You must own and occupy the property as your principal residence on January 1 of the tax year.
- You can claim only one residence homestead at a time.
- You must file an application with the appraisal district to receive the exemption.
Common exemption types
- General residence homestead exemption for your primary home.
- Over‑65 and disabled person exemptions that typically offer larger benefits and may include a school tax ceiling after you qualify.
- Disabled veteran and surviving spouse exemptions that can provide substantial relief depending on disability rating and specific criteria.
Not the same as agricultural use
Agricultural valuation is a different program that values land based on productivity rather than market value. It has separate rules and potential rollback taxes. For typical residential lots in suburban Farmers Branch, it rarely applies.
How it affects your tax bill
The calculation flow
- DCAD determines your home’s market value as of January 1.
- Eligible exemptions are applied to reduce the taxable value.
- Each taxing unit sets a tax rate, which is multiplied by the taxable value to produce your bill for that unit. The total bill is the sum of all units.
Your savings equal the exemption amount multiplied by the combined tax rate of the units that allow the exemption. Over‑65 and disabled person benefits, including a school tax ceiling, can have a significant long‑term impact.
Appraisals vs. exemptions
If you think your appraised market value is too high, you must file a protest with DCAD. Exemptions do not change market value. The protest process and deadlines are separate from the homestead application.
Key dates for a spring move
- Qualification date: January 1. You must own and occupy the home as your primary residence on this date to qualify for that year’s exemption.
- Filing deadline: April 30 is the typical deadline to file and receive the exemption for that tax year. Check DCAD for current-year deadlines.
- Moving after January 1: If you buy and move in after January 1, you generally cannot claim the exemption for that year. You would qualify for the next tax year by filing by April 30.
How to apply through DCAD
You apply with the Dallas Central Appraisal District for Farmers Branch homes in Dallas County. DCAD provides forms and instructions, and the Texas Comptroller publishes the statewide application.
Steps to apply
- Confirm you owned and occupied the home on January 1.
- Complete the Residence Homestead Exemption Application.
- Submit your application to DCAD online if available, by mail, or in person.
- Watch for confirmation from DCAD and review your tax bill or escrow adjustments the following year.
For application details and forms, visit the DCAD exemptions and forms pages and the Texas Comptroller’s homestead resources:
- Review DCAD’s exemptions information and application options on the appraisal district website.
- Download the Texas Comptroller’s Residence Homestead Exemption Application (Form 50‑114) and read statewide guidance on eligibility and instructions.
You can find the application and guidance on the Comptroller’s site at the Residence Homestead Application page. DCAD’s site provides local instructions, contact information, and any online filing tools.
Documents to have ready
- Proof of ownership, such as a deed or closing statement.
- Proof of occupancy with your Farmers Branch address on a Texas driver’s license or ID. You may also be asked for vehicle registration, voter registration, or a utility bill.
- Your Social Security number or last four digits, as requested on the form for identity verification.
If you miss the deadline
If you miss April 30, contact DCAD. Districts often allow late filings, but the exemption may not be applied retroactively for that tax year.
Buyers and sellers: practical tips
For buyers
- Time your closing: To get the exemption for the current year, you must own and occupy by January 1. If you close and move in before that date, submit your application by April 30.
- Save documents at closing: Keep your deed and occupancy paperwork organized to support your application.
- Check your escrow: Lenders base escrow on taxable value. If your exemption lowers it, your escrow may adjust next year.
For sellers
- Remind buyers: The exemption does not transfer to a new owner. Buyers must file their own application after closing and occupancy.
- Avoid duplicate claims: Do not claim a homestead on more than one property at a time.
Protests and large value increases
If your Notice of Appraised Value seems high, file a protest with DCAD by the deadline on the notice. This is separate from claiming a homestead exemption. Exemptions reduce taxable value, while a successful protest can change the appraised market value used in the calculation.
Special cases to consider
- Over‑65 or disabled person: Apply as soon as you qualify to access larger exemptions and a school tax ceiling.
- Disabled veterans and surviving spouses: Review the specific exemption options and documentation required.
- Military homeowners: Active-duty situations can affect domicile and eligibility. Contact DCAD or review state guidance for details.
Quick checklist for Farmers Branch owners
- Verify you owned and occupied the home on January 1.
- Complete and submit the Residence Homestead Exemption Application by April 30.
- Gather proof of ownership and occupancy documents before filing.
- Review your appraisal notice and protest market value if needed, separate from your exemption.
- If you are over 65 or disabled, file for additional exemptions and a possible school tax ceiling.
Local resources
- Dallas Central Appraisal District: Homestead exemption rules, forms, online filing options, and protest procedures.
- Texas Comptroller of Public Accounts: Statewide guidance and Form 50‑114 Residence Homestead Exemption Application.
- City of Farmers Branch: Local finance and property tax information.
- Dallas County Tax Office: Property tax payment processes and contact details.
Ready to line up your move and your tax plan? If you want a clear step-by-step plan for timing, filing, and how exemptions affect pricing and escrow, reach out to the Jessica Cazares Team for local guidance. Get Your Instant Home Valuation.
FAQs
What is the Texas homestead exemption for Farmers Branch homeowners?
- It reduces the taxable value of your primary residence for property tax purposes without changing the appraised market value, lowering your total tax bill.
Who qualifies for a homestead exemption in Dallas County?
- You must own and occupy the home as your principal residence on January 1, claim only one homestead, and file an application with DCAD.
How do I apply for a homestead exemption with DCAD?
- Complete the Residence Homestead Exemption Application and submit it to DCAD online if available, by mail, or in person with proof of ownership and occupancy.
Can I get the homestead exemption if I buy after January 1?
- Generally no; you would qualify for the next tax year and should file by April 30 of that following year.
Does the homestead exemption lower my appraised value?
- No. It only reduces taxable value. To challenge appraised value, you must file a protest with DCAD by the deadline on your notice.
What extra exemptions are available for over‑65, disabled, or veterans?
- Over‑65 and disabled person exemptions offer larger benefits and may include a school tax ceiling; disabled veteran and eligible surviving spouse exemptions can provide substantial relief depending on qualifications.
