If you own a home in Tarrant County, 2027 is a year to put on your radar. After two years of frozen residential values, the Tarrant Appraisal District (TAD) is set to reappraise homes again in 2027, and many homeowners could see a noticeable jump on their appraisal notice next spring. Here's what's changing, what it means for your tax bill, and the simple steps you can take now to protect yourself.

What's Changing With Tarrant County Appraisals?

In 2024, TAD adopted a plan to stop reappraising homes every year. Instead, residential values were held at their 2024 levels for the 2025 and 2026 tax years, and reappraisals moved to every other year. In August 2026, the TAD board kept that same approach going forward, so homes will now be reappraised in odd-numbered years: 2027, 2029, and so on. Commercial property is still reappraised every year.

Why 2027 Could Bring a Bigger Increase

Because values were frozen while the market kept moving, many homes are currently valued below what they'd sell for today. TAD's chief appraiser has said residential properties are sitting at roughly 85% of market value, and he anticipates an average increase of about 15% in residential appraised values in 2027.

The good news: if you have a homestead exemption, the 10% homestead cap limits how much your taxable value can go up in a single year. Homes without a homestead exemption, like rentals and second homes, don't get that protection.

Make Sure Your Homestead Exemption Is Working for You

Texas voters approved bigger homestead exemptions in 2025, and they're one of the easiest ways to lower your property taxes:

• General homestead exemption: $140,000 off your home's value for school district taxes (up from $100,000)
• Homeowners 65+ or disabled: an additional $60,000, for a combined $200,000 school tax exemption, plus a school tax ceiling that freezes that portion of your bill
• The home must be your primary residence, and you can file online through TAD. Try to file by April 30 so it applies to the current tax year.

Just bought a home? Filing your homestead exemption is one of the first things I remind my buyers to do after closing. Also keep an eye out for verification letters, since exemptions are reviewed at least every five years.

How to Protest Your Appraisal in 2027

TAD typically mails appraisal notices in April. If your 2027 value looks too high, you have the right to protest it.

1. Watch your mailbox in April. Even if you only receive a postcard, you can still protest.
2. Know the deadline. Protests are due by May 15 or 30 days after your notice was mailed, whichever is later.
3. File online with TAD. It only takes a few minutes.
4. Gather evidence. Recent comparable sales, photos of needed repairs, and inspection reports can all help.
5. Attend your hearing. Many protests are settled at an informal review. If not, you'll have a hearing with the Appraisal Review Board, usually between May and August.

Need Comparable Sales? I'm Happy to Help

The strongest protests are backed by real sales data from your neighborhood. As a local broker, I can pull recent comparable sales for your Mansfield, Arlington, Fort Worth, or Tarrant County home at no cost, so you can walk into your protest with confidence. And if you're wondering how the 2027 reappraisal might affect a plan to sell or buy, I'd love to talk it through. You can also check out my Mansfield real estate market update or get a free home value estimate.

Phone: 214-444-9427
Email: carlee.howard@rafterhrealty.com
Website: www.rafterhrealty.com

This post is general information, not tax or legal advice. For questions about your specific situation, please contact the Tarrant Appraisal District or a tax professional.

M3 Ranch in Mansfield, TX: What Buyers Should Know in 2026

If you've driven down Highway 287 on the south side of Mansfield lately, you've probably noticed the waterfall entrance and the rooftops going up at M3 Ranch. It's one of the most talked-about new construction communities in our area, and for good reason. Here's a friendly, no-fluff look at what M3 Ranch offers, who's building there, and how to buy new construction without leaving money on the table.

M3 Ranch at a Glance

• Location: Mansfield, TX, just off Highway 287, with easy drives to both Fort Worth and Dallas
• Size: About 900 acres, master-planned by Hanover Property Company
• Builders: Highland Homes, Perry Homes, American Legend Homes, and John Houston Homes
• Home sites: Lots ranging from about 50 to 80 feet wide
• Price range: Roughly the mid-$400s up to around $1 million, depending on builder, lot, and plan
• Schools: Mansfield ISD
• Amenities: A resort-style amenity center, walking and biking trails, and scenic ponds
• Taxes: Reported to have no MUD tax, which helps keep the overall tax rate lower than many new communities

Pricing and incentives change month to month, so give me a call for today's numbers and move-in-ready options. Community details, pricing, and tax information are subject to change; please verify with the builder.

Why Families Are Choosing M3 Ranch

Buyers come to M3 Ranch for the same reasons they fall in love with Mansfield: a small-town feel, great schools, and room to breathe. With four builders in one community, you can compare very different styles in a single afternoon, from more classic single-story plans to larger two-story homes on 70- and 80-foot lots. The trail system and ponds make it easy to get outside, and you're a short drive from Mansfield's shopping, dining, and the historic downtown.

Comparing the Builders

Each builder at M3 Ranch has its own strengths, and the "best" one really depends on your budget, timeline, and must-haves.

• Highland Homes offers several lot sizes and a wide range of floor plans.
• Perry Homes is known for spacious designs and larger lots.
• American Legend Homes builds on 60- and 80-foot home sites with luxury finishes.
• John Houston Homes rounds out the lineup with another set of plans and price points.

I'll help you compare base price, included features, lot premiums, and current incentives side by side, so you can see the true cost of each home, not just the sticker price.

Before You Tour a Model Home, Read This

This is the part most buyers wish someone had told them sooner. When you walk into a model home, the sales team works for the builder. They're lovely people, but their job is to get the best deal for the builder, not for you.

If you want your own representation, most builders require your agent to be with you (or registered) on your very first visit. Bringing me along costs you nothing, since the builder pays the buyer's agent fee in most cases, and it means you'll have someone on your side who can:

• Negotiate incentives like closing costs, rate buydowns, or upgrades
• Review the builder's contract, which is different from a standard Texas resale contract
• Recommend an independent inspector for pre-drywall and final inspections
• Keep an eye on construction milestones and your closing timeline
• Compare M3 Ranch with other new construction homes in Mansfield so you know you're getting the right fit

Selling a Home Before You Build?

Many of my M3 Ranch buyers are moving up from another home in Mansfield, Arlington, or Fort Worth. Timing the sale of your current home with your new build's completion date takes planning. I'll help you price your current home, line up your listing around your build schedule, and avoid paying two mortgages longer than necessary. Curious what your home could sell for? Start with a free home value estimate.

Let's Tour M3 Ranch Together

Whether you're just curious or ready to pick a lot, I'd love to help you explore M3 Ranch and every other new construction option in Mansfield. Reach out before your first model home visit, and I'll make sure you're protected from day one.

Phone: 214-444-9427
Email: carlee.howard@rafterhrealty.com
Website: www.rafterhrealty.com

Carlee Howard, Broker-Owner of Rafter H Realty LLC, helps buyers and sellers across Mansfield and the greater DFW Metroplex, with a special love for new construction.

Thinking about selling your home in Mansfield? Whether this is your first time listing or your fifth, the process comes with a lot of questions. Here are the ones sellers ask most, answered straight.

How much is my home actually worth?

Your home's value comes down to more than square footage. Recent comparable sales in your specific neighborhood, current buyer demand in Mansfield, your home's condition, and any updates you've made all factor in. Online estimators can get you in the ballpark, but they can't walk your property or account for what's happening in the market right now. A local, in-person valuation gives you a number you can actually trust.

What should I fix or update before listing?

Not everything needs to be fixed, and not every upgrade pays off. Some repairs matter a lot to buyers (and to appraisers), while others are a waste of your time and money. The right approach is to walk through the home, room by room, and prioritize what will move the needle on price and how fast it sells.

How long will it take to sell my home?

It depends on price, condition, location within Mansfield, and how the home is marketed from day one. Homes that are priced right and launched with a strong first impression tend to move faster than ones that sit and get repriced later.

What does the marketing plan actually look like?

A good launch is about more than putting a listing online and hoping the right buyer finds it. It means professional photos and video, the home showing up in the right online spaces, targeted outreach to buyers who are actively looking in Mansfield, and someone watching how the market responds so the strategy can adjust in real time.

What are closing costs, and who pays them?

Sellers typically cover the real estate commission, title fees, and a portion of other closing costs, though some of this is negotiable depending on the offer. Your agent should walk you through an estimated net sheet before you ever sign a listing agreement, so there are no surprises at closing.

Do I need to be present for showings?

No. In most cases, it's better if you're not. Buyers feel more comfortable exploring and picturing themselves in the space when the seller isn't in the room.

What's the difference between list price and sale price in this market?

This shifts with market conditions, so it's worth a real conversation rather than a rule of thumb. A local advisor who's tracking Mansfield sales week to week can tell you what's realistic for your specific home right now.

If you're weighing whether to sell in Mansfield and want a straight answer about your home's value and the right strategy to market it, reach out. I'm happy to walk you through it.

Carlee Howard, Rafter H Realty
carlee.howard@rafterhrealty.com
214-444-9427
rafterhrealty.com