Metcalf Bill Caps Commercial Appraisal Hikes At 20 Percent

The text as introduced · 4,894 words

89R1803 RDS-D

By: Metcalf
H.B. No. 1430

A BILL TO BE ENTITLED

AN ACT

relating to a limitation on increases in the appraised value of

certain commercial real property for ad valorem tax purposes.

BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF TEXAS:

SECTION 1. Section 1.12(d), Tax Code, as effective until

January 1, 2027, is amended to read as follows:

(d) For purposes of this section, the appraisal ratio of

property to which Section 23.23 , [ or ] 23.231 , or 23.232 applies is

the ratio of the property's market value as determined by the

appraisal district or appraisal review board, as applicable, to the

market value of the property according to law. The appraisal ratio

is not calculated according to the appraised value of the property

as limited by Section 23.23 , [ or ] 23.231 , or 23.232 .

SECTION 2. Section 1.12(d), Tax Code, as effective January

1, 2027, is amended to read as follows:

(d) For purposes of this section, the appraisal ratio of

property [ a homestead ] to which Section 23.23 or 23.232 applies is

the ratio of the property's market value as determined by the

appraisal district or appraisal review board, as applicable, to the

market value of the property according to law. The appraisal ratio

is not calculated according to the appraised value of the property

as limited by Section 23.23 or 23.232 .

SECTION 3. Section 23.231(c), Tax Code, is amended to read

as follows:

(c) This section does not apply to:

(1) a residence homestead that qualifies for an

exemption under Section 11.13; [ or ]

(2) property to which Section 23.232 applies; or

(3) property appraised under Subchapter C, D, E, F, G,

or H.

SECTION 4. Subchapter B, Chapter 23, Tax Code, is amended by

adding Section 23.232 to read as follows:

Sec. 23.232. LIMITATION ON APPRAISED VALUE OF CERTAIN

COMMERCIAL REAL PROPERTY. (a) In this section:

(1) "Commercial real property" means real property

that is held or used for the production of income.

(2) "Disaster recovery program" means a disaster

recovery program funded with community development block grant

disaster recovery money authorized by federal law.

(3) "New improvement" means an improvement to

commercial real property made after the most recent appraisal of

the property that increases the market value of the property and the

value of which is not included in the appraised value of the

property for the preceding tax year. The term does not include

repairs to or ordinary maintenance of an existing structure or the

grounds or another feature of the property.

(b) This section applies only to a parcel of commercial real

property with a market value of $10 million or less for the tax year

in which the limitation provided by Subsection (d) takes effect as

to the property.

(c) This section does not apply to property appraised under

Subchapter C, D, E, F, G, or H.

(d) Notwithstanding the requirements of Section 25.18 and

regardless of whether the appraisal office has appraised the

property and determined the market value of the property for the tax

year, an appraisal office may increase the appraised value of a

parcel of commercial real property for a tax year to an amount not

to exceed the lesser of:

(1) the market value of the property for the most

recent tax year that the market value was determined by the

appraisal office; or

(2) the sum of:

(A) 20 percent of the appraised value of the

property for the preceding tax year;

(B) the appraised value of the property for the

preceding tax year; and

(C) the market value of all new improvements to

the property.

(e) When appraising a parcel of commercial real property,

the chief appraiser shall:

(1) appraise the property at its market value; and

(2) include in the appraisal records both the market

value of the property and the amount computed under Subsection

(d)(2).

(f) The limitation provided by Subsection (d) takes effect

as to a parcel of commercial real property on January 1 of the tax

year following the first tax year in which the owner owns the

property on January 1 and in which the property meets the definition

of commercial real property. The limitation expires on January 1 of

the tax year following the first tax year in which the owner of the

property ceases to own the property or the property no longer meets

the definition of commercial real property.

(g) For purposes of Subsection (f), a person who acquired a

parcel of commercial real property before the 2025 tax year is

considered to have acquired the property on January 1, 2025.

(h) Notwithstanding Subsections (a)(3) and (d) and except

as provided by Subdivision (2) of this subsection, an improvement

to property that would otherwise constitute a new improvement is

not treated as a new improvement if the improvement is a replacement

structure for a structure that was rendered unusable by a casualty

or by wind or water damage. For purposes of appraising the property

under Subsection (d) in the tax year in which the structure would

have constituted a new improvement:

(1) the appraised value the property would have had in

the preceding tax year if the casualty or damage had not occurred is

considered to be the appraised value of the property for that year,

regardless of whether that appraised value exceeds the actual

appraised value of the property for that year as limited by

Subsection (d); and

(2) the replacement structure is considered to be a

new improvement only if:

(A) the square footage of the replacement

structure exceeds that of the replaced structure as that structure

existed before the casualty or damage occurred; or

(B) the exterior of the replacement structure is

of higher quality construction and composition than that of the

replaced structure.

(i) Notwithstanding Subsection (h)(2), and only to the

extent necessary to satisfy the requirements of a disaster recovery

program, a replacement structure described by that subdivision is

not considered to be a new improvement if to satisfy the

requirements of the disaster recovery program it was necessary

that:

(1) the square footage of the replacement structure

exceed that of the replaced structure as that structure existed

before the casualty or damage occurred; or

(2) the exterior of the replacement structure be of

higher quality construction and composition than that of the

replaced structure.

SECTION 5. Sections 25.19(b) and (g), Tax Code, as

effective until January 1, 2027, are amended to read as follows:

(b) The chief appraiser shall separate real from personal

property and include in the notice for each:

(1) a list of the taxing units in which the property is

taxable;

(2) the appraised value of the property in the

preceding year;

(3) the taxable value of the property in the preceding

year for each taxing unit taxing the property;

(4) the appraised value of the property for the

current year, the kind and amount of each exemption and partial

exemption, if any, approved for the property for the current year

and for the preceding year, and, if an exemption or partial

exemption that was approved for the preceding year was canceled or

reduced for the current year, the amount of the exemption or partial

exemption canceled or reduced;

(4-a) a statement of whether the property qualifies

for the circuit breaker limitation on appraised value provided by

Section 23.231 or the limitation on appraised value provided by

Section 23.232 ;

(5) in italic typeface, the following statement: "The

Texas Legislature does not set the amount of your local

taxes. Your property tax burden is decided by your locally elected

officials, and all inquiries concerning your taxes should be

directed to those officials";

(6) a detailed explanation of the time and procedure

for protesting the value;

(7) the date and place the appraisal review board will

begin hearing protests;

(8) an explanation of the availability and purpose of

an informal conference with the appraisal office before a hearing

on a protest; and

(9) a brief explanation that the governing body of

each taxing unit decides whether or not taxes on the property will

increase and the appraisal district only determines the value of

the property.

(g) By April 1 or as soon thereafter as practicable if the

property is a single-family residence that qualifies for an

exemption under Section 11.13, or by May 1 or as soon thereafter as

practicable in connection with any other property, the chief

appraiser shall deliver a written notice to the owner of each

property not included in a notice required to be delivered under

Subsection (a), if the property was reappraised in the current tax

year, if the ownership of the property changed during the preceding

year, or if the property owner or the agent of a property owner

authorized under Section 1.111 makes a written request for the

notice. The chief appraiser shall separate real from personal

property and include in the notice for each property:

(1) the appraised value of the property in the

preceding year;

(2) the appraised value of the property for the

current year and the kind of each partial exemption, if any,

approved for the current year;

(2-a) a statement of whether the property qualifies

for the circuit breaker limitation on appraised value provided by

Section 23.231 or the limitation on appraised value provided by

Section 23.232 ;

(3) a detailed explanation of the time and procedure

for protesting the value; and

(4) the date and place the appraisal review board will

begin hearing protests.

SECTION 6. Sections 25.19(b) and (g), Tax Code, as

effective January 1, 2027, are amended to read as follows:

(b) The chief appraiser shall separate real from personal

property and include in the notice for each:

(1) a list of the taxing units in which the property is

taxable;

(2) the appraised value of the property in the

preceding year;

(3) the taxable value of the property in the preceding

year for each taxing unit taxing the property;

(4) the appraised value of the property for the

current year, the kind and amount of each exemption and partial

exemption, if any, approved for the property for the current year

and for the preceding year, and, if an exemption or partial

exemption that was approved for the preceding year was canceled or

reduced for the current year, the amount of the exemption or partial

exemption canceled or reduced;

(4-a) a statement of whether the property qualifies

for the limitation on appraised value provided by Section 23.232;

(5) in italic typeface, the following statement: "The

Texas Legislature does not set the amount of your local taxes. Your

property tax burden is decided by your locally elected officials,

and all inquiries concerning your taxes should be directed to those

officials";

(6) a detailed explanation of the time and procedure

for protesting the value;

(7) the date and place the appraisal review board will

begin hearing protests;

(8) an explanation of the availability and purpose of

an informal conference with the appraisal office before a hearing

on a protest; and

(9) a brief explanation that the governing body of

each taxing unit decides whether or not taxes on the property will

increase and the appraisal district only determines the value of

the property.

(g) By April 1 or as soon thereafter as practicable if the

property is a single-family residence that qualifies for an

exemption under Section 11.13, or by May 1 or as soon thereafter as

practicable in connection with any other property, the chief

appraiser shall deliver a written notice to the owner of each

property not included in a notice required to be delivered under

Subsection (a), if the property was reappraised in the current tax

year, if the ownership of the property changed during the preceding

year, or if the property owner or the agent of a property owner

authorized under Section 1.111 makes a written request for the

notice. The chief appraiser shall separate real from personal

property and include in the notice for each property:

(1) the appraised value of the property in the

preceding year;

(2) the appraised value of the property for the

current year and the kind of each partial exemption, if any,

approved for the current year;

(2-a) a statement of whether the property qualifies

for the limitation on appraised value provided by Section 23.232;

(3) a detailed explanation of the time and procedure

for protesting the value; and

(4) the date and place the appraisal review board will

begin hearing protests.

SECTION 7. Section 41.41(a), Tax Code, as effective until

January 1, 2027, is amended to read as follows:

(a) A property owner is entitled to protest before the

appraisal review board the following actions:

(1) determination of the appraised value of the

owner's property or, in the case of land appraised as provided by

Subchapter C, D, E, or H, Chapter 23, determination of its appraised

or market value;

(2) unequal appraisal of the owner's property;

(3) inclusion of the owner's property on the appraisal

records;

(4) denial to the property owner in whole or in part of

a partial exemption;

(4-a) determination that the owner's property does not

qualify for the circuit breaker limitation on appraised value

provided by Section 23.231 or the limitation on appraised value

provided by Section 23.232 ;

(5) determination that the owner's land does not

qualify for appraisal as provided by Subchapter C, D, E, or H,

Chapter 23;

(6) identification of the taxing units in which the

owner's property is taxable in the case of the appraisal district's

appraisal roll;

(7) determination that the property owner is the owner

of property;

(8) a determination that a change in use of land

appraised under Subchapter C, D, E, or H, Chapter 23, has occurred;

or

(9) any other action of the chief appraiser, appraisal

district, or appraisal review board that applies to and adversely

affects the property owner.

SECTION 8. Section 41.41(a), Tax Code, as effective January

1, 2027, is amended to read as follows:

(a) A property owner is entitled to protest before the

appraisal review board the following actions:

(1) determination of the appraised value of the

owner's property or, in the case of land appraised as provided by

Subchapter C, D, E, or H, Chapter 23, determination of its appraised

or market value;

(2) unequal appraisal of the owner's property;

(3) inclusion of the owner's property on the appraisal

records;

(4) denial to the property owner in whole or in part of

a partial exemption;

(4-a) determination that the owner's property does not

qualify for the limitation on appraised value provided by Section

23.232;

(5) determination that the owner's land does not

qualify for appraisal as provided by Subchapter C, D, E, or H,

Chapter 23;

(6) identification of the taxing units in which the

owner's property is taxable in the case of the appraisal district's

appraisal roll;

(7) determination that the property owner is the owner

of property;

(8) a determination that a change in use of land

appraised under Subchapter C, D, E, or H, Chapter 23, has occurred;

or

(9) any other action of the chief appraiser, appraisal

district, or appraisal review board that applies to and adversely

affects the property owner.

SECTION 9. Section 42.26(d), Tax Code, as effective until

January 1, 2027, is amended to read as follows:

(d) For purposes of this section, the value of the property

subject to the suit and the value of a comparable property or sample

property that is used for comparison must be the market value

determined by the appraisal district when the property is subject

to the limitation on appraised value imposed by Section 23.23 , [ or ]

23.231 , or 23.232 .

SECTION 10. Section 42.26(d), Tax Code, as effective

January 1, 2027, is amended to read as follows:

(d) For purposes of this section, the value of the property

subject to the suit and the value of a comparable property or sample

property that is used for comparison must be the market value

determined by the appraisal district when the property is [ a

residence homestead ] subject to the limitation on appraised value

imposed by Section 23.23 or 23.232 .

SECTION 11. Sections 403.302(d) and (i), Government Code,

as effective until January 1, 2027, are amended to read as follows:

(d) For the purposes of this section, "taxable value" means

the market value of all taxable property less:

(1) the total dollar amount of any residence homestead

exemptions lawfully granted under Section 11.13(b) or (c), Tax

Code, in the year that is the subject of the study for each school

district;

(2) one-half of the total dollar amount of any

residence homestead exemptions granted under Section 11.13(n), Tax

Code, in the year that is the subject of the study for each school

district;

(3) the total dollar amount of any exemptions granted

before May 31, 1993, within a reinvestment zone under agreements

authorized by Chapter 312, Tax Code;

(4) subject to Subsection (e), the total dollar amount

of any captured appraised value of property that:

(A) is within a reinvestment zone created on or

before May 31, 1999, or is proposed to be included within the

boundaries of a reinvestment zone as the boundaries of the zone and

the proposed portion of tax increment paid into the tax increment

fund by a school district are described in a written notification

provided by the municipality or the board of directors of the zone

to the governing bodies of the other taxing units in the manner

provided by former Section 311.003(e), Tax Code, before May 31,

1999, and within the boundaries of the zone as those boundaries

existed on September 1, 1999, including subsequent improvements to

the property regardless of when made;

(B) generates taxes paid into a tax increment

fund created under Chapter 311, Tax Code, under a reinvestment zone

financing plan approved under Section 311.011(d), Tax Code, on or

before September 1, 1999; and

(C) is eligible for tax increment financing under

Chapter 311, Tax Code;

(5) the total dollar amount of any captured appraised

value of property that:

(A) is within a reinvestment zone:

(i) created on or before December 31, 2008,

by a municipality with a population of less than 18,000; and

(ii) the project plan for which includes

the alteration, remodeling, repair, or reconstruction of a

structure that is included on the National Register of Historic

Places and requires that a portion of the tax increment of the zone

be used for the improvement or construction of related facilities

or for affordable housing;

(B) generates school district taxes that are paid

into a tax increment fund created under Chapter 311, Tax Code; and

(C) is eligible for tax increment financing under

Chapter 311, Tax Code;

(6) the total dollar amount of any exemptions granted

under Section 11.251 or 11.253, Tax Code;

(7) the difference between the comptroller's estimate

of the market value and the productivity value of land that

qualifies for appraisal on the basis of its productive capacity,

except that the productivity value estimated by the comptroller may

not exceed the fair market value of the land;

(8) the portion of the appraised value of residence

homesteads of individuals who receive a tax limitation under

Section 11.26, Tax Code, on which school district taxes are not

imposed in the year that is the subject of the study, calculated as

if the residence homesteads were appraised at the full value

required by law;

(9) a portion of the market value of property not

otherwise fully taxable by the district at market value because of

action required by statute or the constitution of this state, other

than Section 11.311, Tax Code, that, if the tax rate adopted by the

district is applied to it, produces an amount equal to the

difference between the tax that the district would have imposed on

the property if the property were fully taxable at market value and

the tax that the district is actually authorized to impose on the

property, if this subsection does not otherwise require that

portion to be deducted;

(10) the market value of all tangible personal

property, other than manufactured homes, owned by a family or

individual and not held or used for the production of income;

(11) the appraised value of property the collection of

delinquent taxes on which is deferred under Section 33.06, Tax

Code;

(12) the portion of the appraised value of property

the collection of delinquent taxes on which is deferred under

Section 33.065, Tax Code;

(13) the amount by which the market value of property

to which Section 23.23 , [ or ] 23.231, or 23.232, Tax Code, applies

exceeds the appraised value of that property as calculated under

Section 23.23 , [ or ] 23.231, or 23.232, Tax Code, as applicable; and

(14) the total dollar amount of any exemptions granted

under Section 11.35, Tax Code.

(i) If the comptroller determines in the study that the

market value of property in a school district as determined by the

appraisal district that appraises property for the school district,

less the total of the amounts and values listed in Subsection (d) as

determined by that appraisal district, is valid, the comptroller,

in determining the taxable value of property in the school district

under Subsection (d), shall for purposes of Subsection (d)(13)

subtract from the market value as determined by the appraisal

district of properties to which Section 23.23 , [ or ] 23.231, or

23.232, Tax Code, applies the amount by which that amount exceeds

the appraised value of those properties as calculated by the

appraisal district under Section 23.23 , [ or ] 23.231, or 23.232, Tax

Code, as applicable. If the comptroller determines in the study

that the market value of property in a school district as determined

by the appraisal district that appraises property for the school

district, less the total of the amounts and values listed in

Subsection (d) as determined by that appraisal district, is not

valid, the comptroller, in determining the taxable value of

property in the school district under Subsection (d), shall for

purposes of Subsection (d)(13) subtract from the market value as

estimated by the comptroller of properties to which Section 23.23 ,

[ or ] 23.231, or 23.232, Tax Code, applies the amount by which that

amount exceeds the appraised value of those properties as

calculated by the appraisal district under Section 23.23 , [ or ]

23.231, or 23.232, Tax Code, as applicable.

SECTION 12. Sections 403.302(d) and (i), Government Code,

as effective January 1, 2027, are amended to read as follows:

(d) For the purposes of this section, "taxable value" means

the market value of all taxable property less:

(1) the total dollar amount of any residence homestead

exemptions lawfully granted under Section 11.13(b) or (c), Tax

Code, in the year that is the subject of the study for each school

district;

(2) one-half of the total dollar amount of any

residence homestead exemptions granted under Section 11.13(n), Tax

Code, in the year that is the subject of the study for each school

district;

(3) the total dollar amount of any exemptions granted

before May 31, 1993, within a reinvestment zone under agreements

authorized by Chapter 312, Tax Code;

(4) subject to Subsection (e), the total dollar amount

of any captured appraised value of property that:

(A) is within a reinvestment zone created on or

before May 31, 1999, or is proposed to be included within the

boundaries of a reinvestment zone as the boundaries of the zone and

the proposed portion of tax increment paid into the tax increment

fund by a school district are described in a written notification

provided by the municipality or the board of directors of the zone

to the governing bodies of the other taxing units in the manner

provided by former Section 311.003(e), Tax Code, before May 31,

1999, and within the boundaries of the zone as those boundaries

existed on September 1, 1999, including subsequent improvements to

the property regardless of when made;

(B) generates taxes paid into a tax increment

fund created under Chapter 311, Tax Code, under a reinvestment zone

financing plan approved under Section 311.011(d), Tax Code, on or

before September 1, 1999; and

(C) is eligible for tax increment financing under

Chapter 311, Tax Code;

(5) the total dollar amount of any captured appraised

value of property that:

(A) is within a reinvestment zone:

(i) created on or before December 31, 2008,

by a municipality with a population of less than 18,000; and

(ii) the project plan for which includes

the alteration, remodeling, repair, or reconstruction of a

structure that is included on the National Register of Historic

Places and requires that a portion of the tax increment of the zone

be used for the improvement or construction of related facilities

or for affordable housing;

(B) generates school district taxes that are paid

into a tax increment fund created under Chapter 311, Tax Code; and

(C) is eligible for tax increment financing under

Chapter 311, Tax Code;

(6) the total dollar amount of any exemptions granted

under Section 11.251 or 11.253, Tax Code;

(7) the difference between the comptroller's estimate

of the market value and the productivity value of land that

qualifies for appraisal on the basis of its productive capacity,

except that the productivity value estimated by the comptroller may

not exceed the fair market value of the land;

(8) the portion of the appraised value of residence

homesteads of individuals who receive a tax limitation under

Section 11.26, Tax Code, on which school district taxes are not

imposed in the year that is the subject of the study, calculated as

if the residence homesteads were appraised at the full value

required by law;

(9) a portion of the market value of property not

otherwise fully taxable by the district at market value because of

action required by statute or the constitution of this state, other

than Section 11.311, Tax Code, that, if the tax rate adopted by the

district is applied to it, produces an amount equal to the

difference between the tax that the district would have imposed on

the property if the property were fully taxable at market value and

the tax that the district is actually authorized to impose on the

property, if this subsection does not otherwise require that

portion to be deducted;

(10) the market value of all tangible personal

property, other than manufactured homes, owned by a family or

individual and not held or used for the production of income;

(11) the appraised value of property the collection of

delinquent taxes on which is deferred under Section 33.06, Tax

Code;

(12) the portion of the appraised value of property

the collection of delinquent taxes on which is deferred under

Section 33.065, Tax Code;

(13) the amount by which the market value of property

[ a residence homestead ] to which Section 23.23 or 23.232 , Tax Code,

applies exceeds the appraised value of that property as calculated

under Section 23.23 or 23.232, Tax Code, as applicable [ that

section ]; and

(14) the total dollar amount of any exemptions granted

under Section 11.35, Tax Code.

(i) If the comptroller determines in the study that the

market value of property in a school district as determined by the

appraisal district that appraises property for the school district,

less the total of the amounts and values listed in Subsection (d) as

determined by that appraisal district, is valid, the comptroller,

in determining the taxable value of property in the school district

under Subsection (d), shall for purposes of Subsection (d)(13)

subtract from the market value as determined by the appraisal

district of properties [ residence homesteads ] to which Section

23.23 or 23.232 , Tax Code, applies the amount by which that amount

exceeds the appraised value of those properties as calculated by

the appraisal district under Section 23.23 or 23.232 , Tax Code , as

applicable . If the comptroller determines in the study that the

market value of property in a school district as determined by the

appraisal district that appraises property for the school district,

less the total of the amounts and values listed in Subsection (d) as

determined by that appraisal district, is not valid, the

comptroller, in determining the taxable value of property in the

school district under Subsection (d), shall for purposes of

Subsection (d)(13) subtract from the market value as estimated by

the comptroller of properties [ residence homesteads ] to which

Section 23.23 or 23.232 , Tax Code, applies the amount by which that

amount exceeds the appraised value of those properties as

calculated by the appraisal district under Section 23.23 or 23.232 ,

Tax Code , as applicable .

SECTION 13. This Act applies only to the appraisal of

commercial real property for ad valorem tax purposes for a tax year

that begins on or after the effective date of this Act.

SECTION 14. This Act takes effect January 1, 2026, but only

if the constitutional amendment proposed by the 89th Legislature,

Regular Session, 2025, to authorize the legislature to limit the

maximum appraised value of certain commercial real property for ad

valorem tax purposes is approved by the voters. If that amendment

is not approved by the voters, this Act has no effect.