Texas calculators

Texas HOA Assessment Lien & Foreclosure Calculator

Walk a Texas HOA assessment-lien enforcement file against Texas Property Code Title 11 (Texas Residential Property Owners Protection Act): the 30-calendar-day pre-foreclosure notice under § 209.0091, the judicial-foreclosure default under § 209.0092, the attorney-fee preservation under § 209.008, and — most importantly for owners — the 180-day post-sale right of redemption under § 209.011 (unique to Texas in the HOA context; Florida has no equivalent). Returns the effective service date (signed return-receipt or dispatch + 5-day mailbox presumption), the earliest foreclosure-eligible date, a days-remaining countdown, the procedural posture (not sent / within window / window expired), and — if a foreclosure sale has occurred — the redemption deadline and days remaining to redeem.

Texas Homestead Property Tax Cap Calculator

Quantify a Texas residence homestead's property-tax bill under the post-Proposition 4 framework: the $100,000 school-district exemption (Tax Code § 11.13(b)), the additional $10,000 for owners 65+ or disabled (§ 11.13(c)), the $5,000 mandatory non-school minimum exemption, the 10% appraisal cap (§ 23.23), and the three-year non-homestead 20% pilot cap on property under $5M (§ 23.231, sunsets December 31, 2026). Surfaces the cap-versus-market gap and the school-district tax ceiling for 65+/disabled owners.

Texas Wage Garnishment Protection Calculator

Determine whether the Texas Constitution Art. XVI § 28 wage-protection blocks a creditor's garnishment, and — where one of the six federal-supremacy or family-law exceptions applies — compute the maximum withholding under the federal Consumer Credit Protection Act (15 U.S.C. § 1673), the Texas Family Code § 158.009 50% support cap, the 34 C.F.R. § 34.19 federal student-loan AWG (15% of disposable earnings), and the IRC § 6334 IRS levy exempt-amount table. Texas is one of four states (TX, NC, PA, SC) that affords constitutional wage-protection against consumer creditors.

Texas Property Tax Protest Calculator

Score a Texas property tax protest under Tax Code Chapter 41 — § 41.41 protest grounds, § 41.44 May-15-or-NOAV+30 filing deadline, § 41.45 hearing mechanics, and § 41.71 judicial appeal — and project expected reduction, tax savings, and a per-pay-period filing deadline. Three-tier path: informal staff conference (≈ 40% success, 8% typical reduction), formal Appraisal Review Board hearing (≈ 30%, 10%), judicial appeal (≈ 45%, 15%). Evidence-weighted: comparable sales, recent purchase price, and a reasonable claimed reduction (0-30%) drive the strength score that scales the success probability.

Texas Independent Administration Probate Cost Calculator

Estimate the total cash cost of Texas probate under the three statutory paths: independent administration (Tex. Estates Code Chapter 401), dependent administration (court-supervised), and muniment of title (Tex. Estates Code § 257.001). Computes the executor's commission under § 352.002 (5% of cash receipts + 5% of cash disbursements, capped at 5% of gross estate, with will override allowed under § 352.002(d)), the attorney fee under § 351.003 (no statutory schedule — rule-of-thumb 3%–5% independent, 5%–10% dependent, flat fee for muniment), and the county filing fee. Surfaces the independent-vs-dependent savings line that is the central planning consideration in routine Texas estate work.