245 homes in Duncanville, Dallas County (appraisal neighborhood 4USJ04), compared with their most similar neighbors.
We compared each of 245 single-family homes with its most similar neighbors (same neighborhood and quality, similar size and age). 49% have a house value above the median of those homes: together, $1.2 million of house value above them. Texas lets you protest a value that is above the median of comparable homes.
We rate 28 "Yes" and 196 "Maybe".
Of 245 Merribrook Park Inst homeowners in our data, 40 protested their 2026 value; 37 of 40 decided protests lowered it, typically by $18,240 (5.5% of the value).
The typical winning protest cut the value by 8.2% on your own vs. 5.5% with an agent.
On your own
$23,045
typical value cut among wins (8.2%)
With a paid agent
$17,950
typical value cut among wins (5.5%)
Source: the Dallas Central Appraisal District, 2026 protests. Tax figures at a typical 1.5% effective tax rate. Agent or do it yourself? · Methodology
At a typical 1.5% Texas tax rate, the typical win on your own takes about $334 a year off the tax bill, and you keep all of it. The typical agent win takes off about $260, and the agent keeps about $65–$104 of that. Filing is free, online or by mail, and there's no agent contract to renew or cancel each year.
Their house values were above the median of the most similar neighbors, the comparison Texas law allows a protest on, but their owners didn't protest in 2026.
Median change in appraised market value from last year.
Our estimate from 2026 published tax rates and each home's exemptions: 1.5% of market value. (The Dallas Central Appraisal District doesn't publish tax rates with its data, so this uses our Texas data.)
Usually a rental or second home. If it's your own home, a homestead exemption takes $140,000 off its school taxable value and caps yearly increases in taxable value at 10%; you apply with your appraisal district (Form 50-114).
Free, in about 10 seconds: how your home compares with similar homes nearby.
| Single-family homes | 245 |
|---|---|
| Median market value | $299,040 |
| Median change from last year | +0% |
| Median value per sq ft | $196 |
| Median living area | 1,546 sq ft |
| Median lot | 15,083 sq ft |
| Median year built | 1969 |
| Homes with a pool | 9% |
| Homestead exemption on file | 69% |
| Homes with a paid protest agent | 13% |
| Street | Homes | Above similar homes | Median gap |
|---|---|---|---|
| HARRINGTON DR | 31 | 58% | +0.3% |
| WILLOW WOOD PL | 16 | 57% | +0.6% |
| W CENTER ST | 20 | 55% | +0.2% |
| MERRIBROOK TRL | 90 | 50% | +0% |
| MEMORY LN | 16 | 50% | -0.1% |
| S HORNE ST | 47 | 40% | -1.3% |
| MELODY LN | 19 | 39% | -1.1% |
Streets with at least 10 homes we could compare. "Median gap": how far the street's typical house value is from its comparables' median.
The protest deadline is May 15, or 30 days after your appraisal notice was mailed, whichever is later. Check the date on your notice. New to this? Read how to protest.
Have a specific Texas address? Check it at taxprotesting.com/check?address=1234 Main St, Plano, TX with your own street address, or use the search box.
Based on 2026 appraisal values and protest outcomes from the Dallas Central Appraisal District. Estimates, not promises: every protest is decided on its own evidence.