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Hidalgo County · Mercedes, TXMercedes, TX property taxes. Values cooled. Check yours.
In January 2026, the typical home in Mercedes was worth about $144,000, 3.3% below the December 2024 peak of $149,000. If your assessment still reflects peak-era prices, a protest may be worth filing.
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What Mercedes home values did
Mercedes values peaked in December 2024 and were 3.3% lower by January 2026. In the year to January 2026, they fell 3.0%. That's weaker than Hidalgo County as a whole (-0.8%).
Values have been roughly flat since January, through August 2026.
| Month | Typical value | vs. a year earlier |
|---|---|---|
| January 2021 | $100,000 | +21.6% |
| January 2022 | $109,000 | +8.9% |
| January 2023 | $126,000 | +15.7% |
| January 2024 | $143,000 | +13.3% |
| January 2025 | $149,000 | +3.9% |
| January 2026 | $144,000 | -3.0% |
| August 2026 (latest) | $143,000 | -0.7% since January |
Peak since 2021: $149,000 in December 2024. January 2026 was 3.3% below it.
What to check on your notice
If your 2026 notice shows a higher value than last year, ask why. The typical Mercedes home lost 3.0% over the same stretch. A higher number can still be right for a specific home, for example after a remodel, but the appraisal district should be able to explain it.
How Mercedes compares nearby
Among 10 Hidalgo County places, Mercedes has the 2nd largest drop from its peak and the 10th highest typical value. Statewide, its 1-year change ranks 294th of 939 Texas places, from weakest to strongest.
| Place | January 2026 | 1-year change | vs. peak |
|---|---|---|---|
| Edinburg | $217,000 | +0.1% | At peak |
| McAllen | $229,000 | -0.4% | -0.9% |
| Mission | $222,000 | -0.2% | -0.7% |
| Pharr | $168,000 | -2.5% | -3.4% |
| Donna | $153,000 | +1.5% | At peak |
| Weslaco | $181,000 | -1.4% | -1.4% |
| Alamo | $173,000 | +0.1% | At peak |
| San Juan | $183,000 | -1.2% | -1.5% |
| Mercedes | $144,000 | -3.0% | -3.3% |
| Edcouch | $145,000 | +0.1% | At peak |
Deadline and where to file
Mercedes values are set by the local appraisal district. May 15, or 30 days after the appraisal district's notice was delivered to you, whichever is later. A late protest is allowed only if the ARB finds good cause and the appraisal records have not yet been approved.
Reading this in fall 2026? The 2026 protest deadline has passed, and a late protest is only possible with good cause before the records are approved, which has almost certainly happened by October. Your next realistic chance is for 2027 values: districts must mail notices by April 1, 2027 for homesteads (May 1 for other property, or as soon as practical after), and the deadline is May 15, 2027 or 30 days after delivery of your notice, whichever is later. May 15, 2027 falls on a Saturday, so confirm with your district whether it rolls to Monday, May 17. File early rather than relying on that.
The Hidalgo County guide covers the full Texas protest process: forms, fees, hearing levels and what happens next.
Building a Mercedes case
Averages explain why a case might work. The decision turns on evidence about one property. Mercedes is part of the McAllen-Edinburg-Mission metro, but your evidence should be local. Sales a few streets away usually beat sales across the metro.
- You can request the non-confidential information the district used to value your home.
Get your Mercedes appeal report
Start with your address. Vulorean checks your assessment against recent comparable sales and builds a value report you can bring to your Texas protest. Eligible reports are free during launch; an account is required and local filing fees are separate.
Check my property and get a report →Vulorean was built for California first. Texas forms, deadlines and filing rules vary, so confirm them with your local office before filing. If something in your report looks wrong, email support@vulorean.com and we'll get it fixed.
Home values: Zillow Home Value Index (ZHVI), all homes, mid-tier, smoothed and seasonally adjusted, through August 2026, from Zillow Research. Rules: Texas Comptroller: Appraisal Protests and Appeals, Texas Comptroller: Regular Binding Arbitration, Texas Comptroller: Property Taxpayers' Bill of Rights, Texas Comptroller: Valuing Property (homestead 10% limit, notice dates). Vulorean is an independent service, not a government office. Confirm dates and forms with your local office.