← Home

Disclaimer, data limitations & legal

Plain-English statement of what this site is, what it isn't, what it does with your data, and the limits of its accuracy. Read it before relying on any number you see.

1. Not legal advice

This website is informational only. The analyses, narratives, and suggested target values are statistical observations on public data, not legal advice. Using this tool does not create a lawyer-client, agent-client, or other professional relationship between you and the site operator. For individual cases — particularly when the dollar amounts are material, the property situation is unusual, or you are considering judicial appeal — consult a licensed Texas property tax consultant or attorney.

2. Not affiliated with DCAD or any taxing entity

dcad-analyzer.com is an independent, non-commercial civic tool. It is not affiliated with, endorsed by, or operated on behalf of the Denton Central Appraisal District (DCAD), the Denton County Appraisal Review Board (ARB), Denton County, any city, school district, or other taxing unit. Any opinions or interpretations expressed on the site are those of the site operator, not of any government entity.

3. Data sources and limitations

All property values, ownership records, exemption codes, parcel attributes, and cohort statistics displayed on this site are derived from DCAD's bulk public data exports as of the dates shown on each page (currently 2026-04-28 for the 2026 preliminary roll and 2025-07-28 for the 2025 certified roll). This data is publicly downloadable from DCAD at https://dentoncad.net/data/_uploaded/files/datafiles/.

The following limitations apply to all data displayed:

• Snapshot freshness. Values reflect a point-in-time export. DCAD updates its live database continuously; later activity (roll corrections, late-filed exemptions, agreed-value changes from protests) may not appear here until the next ETL refresh.
• Confidential records. Owners covered by Tex. Tax Code §25.025 — law enforcement, judges, victims of family violence, and certain state officials — are intentionally excluded from DCAD's bulk export and therefore from this site by operation of state law. Searching for such a property by Property ID will return "not found." DCAD's live portal serves these owners directly; this tool cannot.
• Statistical comparisons. Cohort medians (subdivision, market area, street) reflect only the residential properties present in the bulk export. Confidential records and inactive parcels are not in any cohort calculation.
• Appeal-winner classification. The "appeal-winner" cohort is identified by the valueType='appeals' flag on DCAD's primary valuation record for the prior tax year. Approximately 92% of properties carrying that flag had an actual value reduction; the remaining ~8% are procedural appeals where the final value matched the original. Directional cohort findings hold across both subsets.
• Property card detail. Component breakdowns (sub-component sqft, unit prices, depreciation factors) reflect DCAD's mass-appraisal model state at export time. To verify the values used in your specific 2026 valuation, request DCAD's evidence packet under Tex. Tax Code §41.461 — that packet is authoritative; this site is not.
• No sale-price representation. Texas is a non-disclosure state. Sale prices visible in the DCAD record are limited and not always current. The tool does not claim to represent your property's market value as established by a recent sale.

4. No warranty; use at your own risk

The site is provided "as is" without warranty of any kind, express or implied, including but not limited to warranties of accuracy, completeness, fitness for a particular purpose, or non-infringement. While reasonable care has been taken to derive each calculation correctly from the source data, errors in source data, errors in interpretation, and errors in implementation may exist. You agree to verify any number from this site against your DCAD appraisal notice and DCAD's live records before relying on it for any decision — including, specifically, filing or settling a property tax protest.

5. Limitation of liability

To the maximum extent permitted by law, the site operator shall not be liable for any direct, indirect, incidental, special, consequential, or exemplary damages arising out of or in connection with your use of (or inability to use) this site or any information obtained from it — including but not limited to lost tax savings, missed protest deadlines, unsuccessful protest outcomes, or any other claim arising from your reliance on the site's content. Your sole remedy if you are dissatisfied with the site is to stop using it.

6. Privacy practices

This site collects the minimum information necessary to operate and improve the service. Specifically:

• Hashed IP addresses. Your IP is one-way hashed (SHA-256 with a per-deployment salt) before being written to any log. The raw IP is never stored. The hash is used only to (a) distinguish unique visitors for traffic statistics, (b) identify returning visitors, and (c) apply rate limits.
• Browser class. User-Agent is reduced to one of "mobile," "desktop," or "bot" before storage. Specific browser fingerprints are not retained.
• Page path, query, status code, referrer. Standard web-server log fields, retained for 30 days.
• No personal information — no names, no addresses (other than what you voluntarily type into the search box, which is logged as a search query for 30 days), no payment information, no account information. The site has no login other than an admin-only interface restricted to the operator.
• No third-party trackers. No Google Analytics, no Facebook Pixel, no advertising networks, no fingerprinting libraries. The only third party that sees your traffic is the hosting provider (Fly.io, which provides standard infrastructure-level routing).
• No sale of data. No data collected by this site is sold or shared with anyone for any purpose.
• Retention. All access-log entries are pruned after 30 days. The deployment salt rotates if the application is rebuilt from scratch, at which point all prior hashes become uncorrelated with current visitor identity.

If you have a concern about a specific record or want a specific hashed IP excluded from any future analysis, contact the operator (below). The site has no other formal "data subject rights" process because it processes effectively no personal data.

7. Acceptable use

You may use this site for personal, non-commercial research, including specifically: looking up your own property, comparing it to your neighbors, and downloading reports as input to your own DCAD protest. You may share links to specific reports with neighbors, family, friends, or your own protest agent.

You may not:

• Scrape the site at high frequency or in bulk. Rate limits are applied; violations may be blocked.
• Repackage the data or analyses as your own commercial product or service.
• Use the site to harass, dox, or stalk individual owners.
• Reverse-engineer the rate-limiting, admin authentication, or other protective controls.
• Use automated tools to mass-download reports for purposes other than your own personal research.

8. Intellectual property

The underlying property data is public record sourced from DCAD and is not owned by this site. The site's analytical methodology, narrative templates, code, and visual presentation are the work of the site operator. You are welcome to read, screenshot, and share individual reports — that's the point. You may not republish the methodology or templates as your own without attribution.

9. Statutory references

The site references the following Texas Tax Code provisions where relevant. These citations are for the convenience of property owners preparing protests; they do not constitute legal interpretation. The current text of the Tax Code is authoritative.

• §23.23 / §11.13(n) — 10% homestead appraisal cap
• §23.231 — 20% non-homestead circuit-breaker cap (residential ≤ $5M); expires December 31, 2026
• §25.025 — Confidentiality of certain home-address information
• §25.19(b)(7) — Notice must explain methodology
• §41.43(a) — Burden of proof on the appraisal district, not the protester
• §41.43(b)(3) — Uniform & equal protest grounds
• §41.461 — Right to evidence packet at least 14 days before hearing
• §11.43(m) / §25.25(c)(3) — Late homestead application and prior-year corrections

10. Protest deadline

The 2026 protest deadline for most Denton County properties is May 15, 2026 (or 30 days after your appraisal notice was mailed, whichever is later). File via DCAD's online portal at https://www.dentoncad.com or by mail before that date or you forfeit your right to protest for tax year 2026. This site cannot file a protest on your behalf.

11. Governing law

These terms and your use of the site are governed by the laws of the State of Texas. Any dispute arising from your use of the site shall be resolved exclusively in the state or federal courts located in Denton County, Texas, and you consent to the jurisdiction of those courts.

12. Contact

If you believe any information on this site is incorrect, you have a privacy concern, or you wish to report misuse, please contact the operator. (Contact mechanism: the operator can be reached via the Facebook post that introduced the tool, or via private message through the same channel.) The site is operated by an individual Denton County homeowner, not a business; response times reflect that.

13. Changes to this notice

This disclaimer may be updated as the tool evolves. Material changes will be reflected on this page with a revised effective date. Continued use of the site after a change constitutes acceptance of the revised terms.

Last updated: 2026-05-12

← Home  ·  About