694 S.W.3d 752
Tex.2024Background
- Texas Disposal Systems Landfill (TDS Landfill) challenged a property tax appraisal by the Travis Central Appraisal District (Travis CAD), protesting only on the ground that the appraisal was not "equal and uniform."
- The Appraisal Review Board (ARB) agreed with TDS Landfill and issued an order adjusting the value based on equal and uniform grounds.
- The chief appraiser, acting for Travis CAD, sought to appeal the ARB's order in district court, arguing that the appraised value also failed to reflect market value.
- The dispute centers on whether the district court can hear arguments on grounds not raised in the property owner's original protest before the ARB.
- Both parties and many amici agreed the relevant Tax Code provisions limited the court's authority and that the limits were jurisdictional.
- The trial and appellate courts differed on whether the district court's review was jurisdictionally limited to the specific grounds raised in the owner's protest.
Issues
| Issue | Plaintiff's Argument | Defendant's Argument | Held |
|---|---|---|---|
| Are Tax Code limits on appeals jurisdictional? | Yes: Limits the district court's power. | Yes: Defines right to appeal/subject matter. | No: Limits are not jurisdictional, but statutory. |
| Can chief appraiser appeal on grounds not protested? | No: Only grounds raised may be challenged. | Yes: District court reviews the ARB order. | No: Review is limited to grounds owner protested. |
| Trial court's scope in reviewing ARB's order | Review is limited to protested grounds. | Should review all issues in pleadings. | Court is limited to protested grounds, but takes evidence. |
| Constitutionality of limiting appraised value review | Not central to arguments presented. | Must ensure value is both equal/uniform & FMV. | Any appraised value must satisfy constitutional mandates. |
Key Cases Cited
- Cameron Appraisal Dist. v. Rourk, 194 S.W.3d 501 (Tex. 2006) (ARB has exclusive, original jurisdiction over property value protests)
- Houston Mun. Emps. Pension Sys. v. Ferrell, 248 S.W.3d 151 (Tex. 2007) (Judicial review of administrative orders is strictly statutory)
- In re Nestle USA, Inc., 387 S.W.3d 610 (Tex. 2012) (Equal and uniform property tax requires tax to be in proportion to value)
- Enron Corp. v. Spring Indep. Sch. Dist., 922 S.W.2d 931 (Tex. 1996) (Market value appraisals must not be unreasonable, arbitrary, or capricious)
- Willacy Cnty. Appraisal Dist. v. Sebastian Cotton & Grain, Ltd., 555 S.W.3d 29 (Tex. 2018) (Trial de novo in district court is not limited to administrative record)
