HB 4478

bill making appraisal districts show their cap rate math

Did not pass

Verdict: No flags

No flagsInitial review

Initial review · graded Oct 20, 2026 · Headline, summary and grade are analysis of the bill text, not a finding about any person · How we grade

Caption

relating to the determination by an appraisal district of the capitalization rate to be used in the appraisal for ad valorem tax purposes of property used for low-income housing.

Caption from analyzed text · version I.

Summary

Post the method, take comments, and no flat percentage bumps.

The bill makes appraisal districts post online the method they use to set the capitalization rate for valuing low-income housing property. A district cannot give notice of that rate until it has posted the method and given the public a reasonable chance to comment, and the method cannot simply raise or lower last year's rate by a percentage. Owners of low-income housing, local taxpayers and appraisal districts get a public, comment-ready explanation of the rate, which must rest on real economic numbers for the local market, starting with tax years that begin on or after January 1, 2026.

Labels

Labels: STALLED AFTER COMMITTEE. Voted out of the House Ways & Means committee 12-0 on May 1, 2025. Never placed on a calendar. The bill died.

Receipt

The receipt

89R-HB4478 · 2025-03-12

SOLD BY

Rep. Chris TurnerDHouse 101

Rep. Trey Martinez FischerDHouse 116

ITEM

relating to the determination by an appraisal district of the capitalization rate to be used in the appraisal for ad valorem tax purposes of property used for low-income housing.

WHAT IT DOES

Post the method, take comments, and no flat percentage bumps.

CHARGES

[ ] NONE FOUND

TOTAL

No significant fiscal implication to the State is anticipated.

LBB estimate · fiscal note version H · source

Sources

Fiscal note · version H · May 12, 2025

No first-year general revenue figure available here.

LBB published estimates · flow over the stated periods.

Source snapshot 2026-10-19, Central time.

HISTORY

Mar 12, 2025Filed
Apr 3, 2025Read first time
Apr 3, 2025Referred to s/c on Property Tax Appraisals by Speaker
Apr 17, 2025Scheduled for public hearing in s/c on . . .
Apr 17, 2025Considered by s/c in public hearing
Apr 17, 2025Testimony taken/registration(s) recorded in subcommittee
Apr 17, 2025Left pending in subcommittee
Apr 24, 2025Considered by s/c in formal meeting
Apr 24, 2025Committee substitute considered in s/c
Apr 24, 2025Reported from s/c favorably with substitute
May 1, 2025Considered in formal meeting
May 1, 2025Committee substitute considered in committee
May 1, 2025Reported favorably as substituted
May 13, 2025Comte report filed with Committee Coordinator
May 13, 2025Committee report distributed
May 14, 2025Committee report sent to Calendars

FILED UNDER

No verified beat found.

No flags

THANK YOU FOR CHECKING THE RECEIPT

CAMPAIGN PAID FOR BY

Chris Turner

Donors

Texas Trial Lawyers Association PAC$108K Texas REALTORS Political Action Committee$100K Texas Sands PAC$84K

Not tied to this bill.

Sources

The author's campaign account only. Own money and internal transfers are separate on the member page.

Derived itemized flow · Oct 27, 2024 to Jun 1, 2026. State data as of Nov 4, 2026.

Derived itemized contributions on live regular reports and uncovered special-session dates. Internal account transfers and daily reports are excluded.

Texas Trial Lawyers Association PAC$107,500.00

Texas Trial Lawyers Association PAC

$107,500.00

Cash: $107,500.00
Paid by others: $0.00
Total: $107,500.00

Also funds 137 other sitting lawmakers.

Derived recipient stock · Jul 24, 2024 to Oct 23, 2026. State data as of Nov 4, 2026.

TEC account match.

Team

Sources

Derived itemized flow · Dec 6, 2024 to Feb 21, 2026. State data as of Nov 4, 2026.

Derived itemized contributions on live regular reports and uncovered special-session dates. Internal account transfers and daily reports are excluded.

Report IDs: 100985193, 101006969, 101027154, 101035221, 101040103.

Texas REALTORS Political Action Committee$100,389.10

Texas REALTORS Political Action Committee

$100,389.10

Cash: $70,000.00
Paid by others: $30,389.10
Total: $100,389.10

mail $25,664.64text $3,089.24event $1,125.00Other filed descriptions $260.22advertising $250.00

Also funds 140 other sitting lawmakers.

Derived recipient stock · Jul 2, 2024 to Oct 24, 2026. State data as of Nov 4, 2026.

TEC account match.

Team

Sources

Derived itemized flow · Dec 4, 2024 to Mar 3, 2026. State data as of Nov 4, 2026.

Derived itemized contributions on live regular reports and uncovered special-session dates. Internal account transfers and daily reports are excluded.

Report IDs: 100985193, 101006969, 101027154, 101040103, 101064980.

Texas Sands PAC$84,000.00

Texas Sands PAC

$84,000.00

Cash: $84,000.00
Paid by others: $0.00
Total: $84,000.00

Also funds 121 other sitting lawmakers.

Derived recipient stock · Jul 3, 2024 to Oct 24, 2026. State data as of Nov 4, 2026.

TEC account match.

Team

Sources

Derived itemized flow · Dec 6, 2024 to Feb 6, 2026. State data as of Nov 4, 2026.

Derived itemized contributions on live regular reports and uncovered special-session dates. Internal account transfers and daily reports are excluded.

Report IDs: 100985193, 101040103.

Money

Missing data does not establish zero giving. Display amounts are rounded.

Texas Trial Lawyers Association PAC

$107,500.00

Cash: $107,500.00
Paid by others: $0.00
Total: $107,500.00

Also funds 137 other sitting lawmakers.

Derived recipient stock · Jul 24, 2024 to Oct 23, 2026. State data as of Nov 4, 2026.

TEC account match.

Team

Sources

Derived itemized flow · Dec 6, 2024 to Feb 21, 2026. State data as of Nov 4, 2026.

Derived itemized contributions on live regular reports and uncovered special-session dates. Internal account transfers and daily reports are excluded.

Report IDs: 100985193, 101006969, 101027154, 101035221, 101040103.

Texas REALTORS Political Action Committee

$100,389.10

Cash: $70,000.00
Paid by others: $30,389.10
Total: $100,389.10

mail $25,664.64text $3,089.24event $1,125.00Other filed descriptions $260.22advertising $250.00

Also funds 140 other sitting lawmakers.

Derived recipient stock · Jul 2, 2024 to Oct 24, 2026. State data as of Nov 4, 2026.

TEC account match.

Team

Sources

Derived itemized flow · Dec 4, 2024 to Mar 3, 2026. State data as of Nov 4, 2026.

Derived itemized contributions on live regular reports and uncovered special-session dates. Internal account transfers and daily reports are excluded.

Report IDs: 100985193, 101006969, 101027154, 101040103, 101064980.

Texas Sands PAC

$84,000.00

Cash: $84,000.00
Paid by others: $0.00
Total: $84,000.00

Also funds 121 other sitting lawmakers.

Derived recipient stock · Jul 3, 2024 to Oct 24, 2026. State data as of Nov 4, 2026.

TEC account match.

Team

Sources

Derived itemized flow · Dec 6, 2024 to Feb 6, 2026. State data as of Nov 4, 2026.

Derived itemized contributions on live regular reports and uncovered special-session dates. Internal account transfers and daily reports are excluded.

Report IDs: 100985193, 101040103.

Votes

No floor vote loaded for this bill.

Witnesses8

For: 7
Against: 0
On: 1

Names

For

Butler Snow LLP1 registration
City of San Antonio1 registration
Self1 registration
Self; Texas Affiliation of Affordable Housing Providers2 registrations
Self; Tx Affiliation of Affordable Housing Providers (TAAHP)1 registration
Texas Association of Builders1 registration

On

Texas association of appraisal districts1 registration

Sources

8 parsed registrations across the loaded witness lists.

Derived stock of witness registrations. Repeated appearances count separately. Organizations and self-representation appear as printed.

House witness list. Source snapshot 2026-10-20, Central time.

Fiscal

No significant fiscal implication to the State is anticipated.

LBB estimate · fiscal note version H · source

Sources

Fiscal note · version H · May 12, 2025

No first-year general revenue figure available here.

LBB published estimates · flow over the stated periods.

Source snapshot 2026-10-19, Central time.

How this was graded

Analysis of text version I by claude-opus-5-5, Oct 20, 2026, against the published rubric.

Sources

Texas House · Filed Mar 12, 2025

05/14/2025 H Committee report sent to Calendars

Texas Legislature Online · Introduced · House Committee Report

Data snapshot Oct 26, 2026 at 4:20 AM CDT. Grades, charges, quotes and corrections follow the published record.

House committee · Ways & Means · Committee vote 12 aye, 0 nay, 1 absent · Out of committee

Subjects

Open Records

Taxation--Property-Appraisals & Appraisal Districts

INTERNET

HOUSING & COMMUNITY AFFAIRS, TEXAS DEPARTMENT OF

Text

The text as introduced · 235 words

89R16230 PRL-D

By: Turner
H.B. No. 4478

A BILL TO BE ENTITLED

AN ACT

relating to the determination by an appraisal district of the

capitalization rate to be used in the appraisal for ad valorem tax

purposes of property used for low-income housing.

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

SECTION 1. Section 11.1825, Tax Code, is amended by adding

Subsection (r-1) to read as follows:

(r-1) An appraisal district shall post on the district's

Internet website, if the district maintains an Internet website,

the methodology used by the district to develop the capitalization

rate proposed to be used in the district for that tax year. The

appraisal district may not give notice of the capitalization rate

under Subsection (r) until the district has posted the methodology

as required by this subsection and provided the public a reasonable

opportunity to comment on the methodology's applicability for the

territory in which the rate will be used. The methodology used to

develop the capitalization rate:

(1) may not be based solely on a percentage increase or

decrease from the prior tax year's capitalization rate; and

(2) must include viable economic metrics for the

corresponding market where the rate will be applied.

SECTION 2. This Act applies only to an ad valorem tax year

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

SECTION 3. This Act takes effect January 1, 2026.