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Montgomery County · Shenandoah, TXShenandoah, TX property taxes. Values held. Know when to push back.
The typical home in Shenandoah was worth about $427,000 in January 2026, up 3.7% from a year earlier. In a steady market, a protest works best for specific homes whose assessment ran ahead of what they'd sell for.
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What Shenandoah home values did
Shenandoah values rose 3.7% in the year to January 2026, reaching a new high. That's stronger than Montgomery County as a whole (-0.5%).
Values kept sliding after January: by August 2026 the typical home was 2.1% lower again, which matters for next year's notice.
| Month | Typical value | vs. a year earlier |
|---|---|---|
| January 2021 | $303,000 | +6.3% |
| January 2022 | $351,000 | +15.7% |
| January 2023 | $379,000 | +8.1% |
| January 2024 | $398,000 | +5.0% |
| January 2025 | $412,000 | +3.4% |
| January 2026 | $427,000 | +3.7% |
| August 2026 (latest) | $418,000 | -2.1% since January |
January 2026 was the highest month since 2021.
What to check on your notice
The typical Shenandoah home gained 3.7% in the year to January 2026. A notice that rose far more than that, or a value above what similar homes nearby actually sold for, is the usual starting point for a protest.
How Shenandoah compares nearby
Among 10 Montgomery County places, Shenandoah has the 9th largest drop from its peak and the 1st highest typical value. Statewide, its 1-year change ranks 883rd of 939 Texas places, from weakest to strongest.
| Place | January 2026 | 1-year change | vs. peak |
|---|---|---|---|
| Conroe | $318,000 | -0.9% | -5.2% |
| Montgomery | $398,000 | -0.8% | -2.3% |
| Magnolia | $370,000 | -0.3% | -5.3% |
| Willis | $289,000 | +0.4% | -5.1% |
| Porter | $312,000 | -0.2% | -3.0% |
| Splendora | $251,000 | -0.1% | -5.0% |
| Pinehurst | $405,000 | +0.6% | -0.4% |
| Oak Ridge North | $342,000 | +1.2% | -1.6% |
| Shenandoah | $427,000 | +3.7% | At peak |
| Panorama Village | $290,000 | +1.7% | At peak |
Deadline and where to file
Shenandoah 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 Montgomery County guide covers the full Texas protest process: forms, fees, hearing levels and what happens next.
Building a Shenandoah case
The numbers above describe the typical Shenandoah home, not yours. Shenandoah is part of the Houston-The Woodlands-Sugar Land metro, but your evidence should be local. Sales a few streets away usually beat sales across the metro.
- For an unequal appraisal claim, list similar nearby properties that are appraised lower per square foot.
Get your Shenandoah 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.