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Tarrant Appraisal District: mock property-value study shows Castleberry near 91% sales ratio
Summary
Tarrant Appraisal District chief appraiser presented a mock property-value study showing Castleberry's sales ratio improved from about 82% to an estimated 91% using sales through June; the state comptroller's final determination is due Jan. 31, 2026, and could trigger appeals if thresholds are missed.
Joe Don Bob, the Tarrant Appraisal District official who presented the study, told the board the mock property-value study is an internal replication of the state comptroller's audit and that Castleberry's sales ratio has improved as the sample size rose. "Right now we're at 91%," he said, and explained that results are preliminary because the state uses its own audit process and will publish final figures Jan. 31, 2026.
He said the district had limited levers this year because appraisals were rolled from 2024 and market sale prices — the denominator in the ratio — are beyond the appraisal district's control. He noted early samples (69 sales in January) were small and that adding more sales through June increased the sample to around 127, which improved the ratio. Bob described appeal procedures if the final ratio puts the district below required thresholds and suggested staff could target specific sales that disproportionately hurt the ratio.
Board members asked clarifying questions about the PVS methodology, protest rates and the state's role in validating values. Bob emphasized the mock study's purpose is to give districts an early check on potential state findings and to prepare for appeals if necessary; the district's final status will depend on the comptroller's review.
