About this tool

What this tool does

For each residential property in Denton County, dcad-analyzer.com generates a one-page protest-analysis report drawing on DCAD's own bulk public data:

Year-over-year change on your property vs. the median in your subdivision and market area
Appeal-winner pattern check — if you appealed in 2025, how does your 2026 increase compare to other appealers and to non-appealers in your market area
Uniform-and-equal comp analysis per Texas Tax Code §41.43(b)(3)
Component-level breakdown of your improvement value (where the dollars actually live)
Inspection history and field-inspection source flag
Suggested target values grounded in CAD's own median data
Vacant-lot per-acre analysis for properties without an improvement
Edge-case detection for new construction, additions, teardown/rebuilds, and confidential records

Every report includes a downloadable 6-page PDF packet you can take to your hearing.

How I built this

After learning that the county proposed to increase the assessed value of our property by more than 22%, I decided to try and figure out why, and what options we might have.

I built this tool for myself first, but when I realized every finding I'd produced was deterministic statistics on public data, I decided to generalize the tooling and share it with you for your use. The data I use here is made fully accessible by DCAD on their public website. I simply downloaded the data to do the analysis and am sharing it here for your use.

You should validate whatever information you find here yourself. I am not a lawyer, and what you find here is not legal advice. It is strictly data analysis.

I wish you well!

How the analysis works

The tool is deterministic — every number on every report is reproducible by re-running a SQL query against the same DCAD bulk export. There is no machine-learning model, no LLM, and no opaque ranking. The full set of methodology choices:

Comp sets are defined by DCAD's own classification codes: asCode (subdivision section), marketArea, and matching street name. The tool does not invent comparables — it uses the same classification DCAD itself uses.
Cohort medians are computed across all residential properties matching the comp set, after excluding inactive parcels and confidential records (which are not present in the bulk export).
Year-over-year analysis compares 2025 certified values to 2026 preliminary values for the same property ID. Properties with detected physical changes (new construction, area growth, year-built changes) are flagged separately and excluded from the "pure reappraisal" analysis.
Targets shown are only those that represent actual reductions from the current 2026 value. Targets that would represent an increase (e.g., the market-area median when you're below it) are intentionally hidden — asking to be "reduced" to a higher number is nonsense.

What this tool is not

It is not legal advice and does not establish any professional relationship between you and the site operator.
It is not affiliated with the Denton Central Appraisal District (DCAD), the Appraisal Review Board, or any taxing unit.
It is not a replacement for a licensed Texas property tax consultant or attorney when your situation is unusual or the stakes are large.
It is not a sale price indicator. Texas is a non-disclosure state; sale prices in the data are limited and analysis is grounded in appraised values, not market sales.
It is not authoritative for DCAD purposes. Your appraisal notice from DCAD is the document of record. The tool is informational input only.

Methodology and data refresh

Data is refreshed when DCAD publishes new bulk exports — preliminary in mid-April, certified in late July, plus quarterly roll corrections. The data-freshness stamp on each page shows the export date currently in use.

See the disclaimer page for a full statement of data sources, limitations, privacy practices, and acceptable use.

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