You get that blue or white envelope in the mail around April or May, and your stomach just sinks. We’ve all been there. It’s the notice from the Potter Randall Appraisal District—or more accurately, from either the Potter County Appraisal District or the Randall County Appraisal District, since they are technically separate entities that happen to split the city of Amarillo right down the middle. If you live in Amarillo, your life is basically dictated by which side of Western Street you call home.
Property taxes in Texas are a beast. Honestly, they’re the price we pay for having no state income tax, but that doesn't make the pill any easier to swallow when your valuation jumps 20% in a single year.
Most people think the "Appraisal District" is the one spending their money. That’s a total misconception. They don't set the tax rate. They don't build the schools or pave the roads. They just look at your house, look at what the guy down the street paid for his house, and try to guess what yours is worth.
Why the Potter Randall Divide Matters
Amarillo is unique. It sits in two counties. If you’re in Potter County, you’re dealing with the Potter County Appraisal District (PCAD) located on Polk Street. If you’re south of that line in Randall County, you’re looking at the Randall County Appraisal District (RCAD) on Western Street.
Why does this matter? Because they operate independently. Sometimes their schedules differ, their online protest portals look different, and—most importantly—the market trends they see might vary based on where the growth is hitting. For a long time, Randall County was the "hot" spot for new construction, meaning those appraisers were aggressive because the data supported it. Potter County has seen a massive revitalization in the downtown area, which changed the game for commercial and residential valuations in the northern half of the city.
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The Potter Randall Appraisal District ecosystem is essentially a massive data-crunching machine. They use "mass appraisal." They aren't walking through your front door and checking out your new granite countertops. They’re using satellite imagery, building permits, and sales disclosure (whenever they can get it, since Texas is a non-disclosure state) to estimate value.
The Non-Disclosure Loophole (And How It Backfires)
Texas is one of the few states where you don’t legally have to tell the government what you paid for your house. This sounds like a win for privacy. It is. But it’s a double-edged sword when it comes to the Potter Randall Appraisal District.
When the district doesn't know the exact sales price, they guess. If they guess too high, you’re annoyed. If they guess too low, you stay quiet. But here’s the kicker: when you go to protest your value—which you absolutely should do every single year—you often end up handing over your closing statement to prove they overvalued you. Just like that, they have the data point they were missing.
Protesting: It’s Not Just for Karens
Seriously, protest. Every year. No matter what.
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Even if you think the value is "fair," the market might be cooling. The Potter Randall Appraisal District isn't your enemy, but they are overworked. They miss things. Maybe your roof has hail damage that the satellite didn't pick up. Maybe your foundation is cracking because of the West Texas drought-and-deluge cycle.
- Check your exemptions. This is the biggest mistake people make. If you live in the house, you need a Homestead Exemption. It caps the amount your assessed value can rise each year.
- Gather photos. If your fence is falling down, take a picture. If your carpet is from 1974, take a picture. The appraiser sees a "Class 3" or "Class 4" home from the outside; they don't see the interior reality.
- Look at the "Comps." Both PCAD and RCAD provide "evidence packets" if you file a protest. Look at what they are comparing your house to. If they are comparing your 1,500-square-foot fixer-upper to a freshly flipped house two blocks away, that’s your opening.
The informal hearing is basically a chat with an appraiser. Be nice. Being a jerk gets you nowhere. "Hey, I think the house is valued a bit high because the siding is rotting" works way better than "You guys are thieves." If you can't agree, you go to the Appraisal Review Board (ARB). That’s a bit more formal, like a mini-court case with three local citizens who decide your fate.
The Myth of the "Tax Increase"
People scream at the Potter Randall Appraisal District when their tax bill goes up. But the district only sets the value. The city council, the school board, and the county commissioners set the rate.
If the appraisal district raises your value by 10%, but the school board lowers the tax rate to compensate, your bill stays the same. The problem is that in the Texas Panhandle, we’ve seen valuations rise while entities keep the rates high to fund things like new schools or infrastructure. The district is just the messenger.
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Common Mistakes to Avoid
Don't wait until the last minute. The deadline is usually May 15th, or 30 days after you get your notice. If you miss that window, you are stuck. Period.
Another big one? Ignoring the "Agricultural Appraisal" if you have land. If you’ve got acreage in Potter or Randall County and you’re running cattle or growing crops, you need to make sure you’re filed for 1-d-1 appraisal. The difference in tax liability between "market value" and "ag use value" is staggering. We’re talking thousands of dollars versus hundreds.
Actionable Next Steps for Homeowners
If you’ve just received your notice or you’re prepping for the next tax season, do these three things immediately:
- Verify your Homestead Exemption: Go to the PCAD or RCAD website, search for your property, and look at the "Exemptions" section. If it doesn't say "HS," you are leaving money on the table and your taxes could skyrocket without a 10% cap.
- Request the Evidence Packet: As soon as you file your protest online, request the data the district is using. It’s your right to see the "comparable sales" they used to justify your value.
- Document Everything: Start a folder on your phone for "House Issues." Every time you see a crack in the drywall or a leak, snap a photo. This is your ammunition for the informal hearing.
Navigating the Potter Randall Appraisal District doesn't have to be a nightmare, but it does require you to be proactive. The system is designed for people who pay attention. If you just pay the bill without looking, you're likely paying more than your fair share.