Is HCADs market value accurate?

HCAD is not accurate. The value is set for a year and based on data from the prior year and a Texas county appraisal district may not increase the appraised value of a homestead by more than 10% in a given tax year.

If you do a CMA based on current information in MLS that is what you should go by. Your client could also request a desktop appraisal from an appraiser.

HCAD is not based on the same principles a Realtor, or seller, would base a sales price on. A Realtor bases it on actual data of similar homes sold in a 6 month period. It reflects actual home sales prices and what buyer's purchased homes for. HCAD's value is used solely for the purposes of collecting property taxes. Texas is a non-disclosure state so the actual price homes are bought and sold is not the basis for their calculations. They work in general terms and are limited to a certain % a home's value can increase per year. Many homeowners will protest their tax valuation in order to keep their property taxes lower. If a homeowner is successful enough the value on HCAD will be lower. NO homeowner will tell HCAD that their home is undervalued. If your buyer continues to base their offers on HCAD instead of your expert valuations they will be looking for a home for a long time.