Fannin County CAD – Property Search

by
Fannin County, Texas Property, Agricultural and Tax Guide

Navigate the Correct Bonham-Area Parcel Across Fannin CAD Search, GIS, Agricultural Review, Protest Evidence, Tax Payment and Recorded-Deed Verification

Fannin County appraisal records cover homes and businesses in Bonham, Honey Grove, Leonard, Trenton, Savoy, Dodd City, Ector, Ladonia, Bailey and Windom, rural farms and ranches, hay fields, orchards, vineyards, beekeeping tracts, wildlife property, manufactured homes, minerals and business equipment.

This guide explains the official BIS property search, current parcel map, online forms, Taxpayer Portal, local agricultural and wildlife rules, appraisal protests, property-tax collection and County Clerk land records.

The most important correction is office routing: Fannin CAD handles property appraisal and property-tax inquiries. The elected County Tax Assessor-Collector handles vehicle, title, toll-tag and related services and does not collect property taxes.
Search Fannin CAD Open Interactive GIS Open Taxpayer Portal Search and Pay Taxes
Chief Appraiser Tylene Gamble
Fannin CAD phone 903-583-8701
CAD location 831 W. State Hwy. 56, Bonham
Office hours Mon–Fri, 8:00 a.m.–4:30 p.m.

Critical Corrections to the Existing Fannin County Page

Existing Page Problem Correct Current Information Why the Correction Matters
Retired TrueAutomation map presented as the official GIS The current official parcel viewer is the BIS map at gis.bisclient.com/fannincad. Users should not depend on an obsolete map bookmark.
County Tax Assessor-Collector presented as the property-tax payment office The County Tax Office states that property-tax inquiries should go to 903-583-8701, the Fannin CAD number. The Texas Comptroller confirms that the elected Tax Assessor-Collector does not collect property taxes. Property owners need the appraisal district’s tax account and payment workflow.
GIS described as providing official flood zones The CAD map helps locate appraisal parcels. Flood determinations require FEMA or the responsible local floodplain authority. A CAD parcel layer does not establish flood-insurance or development status.
GIS described as proving exact lot boundaries Fannin CAD’s search disclaimer states that legal descriptions and acreage are for appraisal-district use and should be verified before legal use. Exact boundaries require a deed and professional survey.
2026 appraised value described as final The live search contains 2026 appraisal records, but the official homepage reviewed for this update confirms only that the 2025 values were certified July 22, 2025. Do not call an individual 2026 account final unless the current CAD notice or certified-roll publication confirms it.
A green number treated as a legal status indicator Website styling can change. Read the year, market value, appraised value, taxable value and notice status instead of relying on a color. Color does not establish certification, tax liability or protest status.
Sales history described as a title check Deeds, deeds of trust, liens, releases, easements, plats and mineral documents must be researched through the Fannin County Clerk. An appraisal ownership record does not prove clear title.
All protests described as due May 15 The normal Texas deadline is May 15 or 30 days after the appraisal notice is delivered, whichever is later. The notice-specific date controls. A later notice can produce a later filing deadline.
Missing HS code treated as proof of overpayment A missing exemption should be investigated, but eligibility depends on ownership, principal residence, identification and statutory requirements. Not every owner or property qualifies.
Generic calculators presented as official tax results Use the exact Fannin CAD account, its taxing units, exemptions, payment history and the local truth-in-taxation database. A generic calculation can omit cross-county units, limitations, penalties and delinquent years.
Bois d’Arc Lake-area CAD mapping treated as access proof Visible water proximity does not prove lake access, shoreline rights, easements, road access or development rights. Those rights require recorded documents, surveys and responsible-agency confirmation.
Unsupported claim that a search takes under five minutes A simple account can be found quickly, but rural, inherited, mineral, manufactured-home and multi-parcel searches can require several official sources. Readers need accurate expectations and a complete verification process.
Do not use a Fannin CAD record as a deed, survey, flood determination or guaranteed tax payoff. It is an appraisal and tax-research record that should be matched with the correct legal and payment sources.

Start Here: Which Fannin County Office Handles the Task?

Fannin Central Appraisal District Property search, market value, exemptions, ownership maintenance, agriculture, timber, wildlife, GIS, business renditions, protests and property-tax inquiries.
Fannin County Appraisal Review Board Formal hearings involving value, unequal appraisal, exemption denial, special-appraisal qualification and other protestable actions.
Fannin County Tax Assessor-Collector Vehicle titles, registration, toll tags, TABC-related funds and other services listed by the county. This office does not collect property taxes.
Fannin County Clerk Deeds, deeds of trust, liens, releases, easements, plats, mineral documents, trustee notices, certified copies and fraud alerts.
Cross-County Tax Collector Blue Ridge, Fannindel, Whitewright, Wolfe City or North Lamar accounts can cross county lines. Follow the collector on the current statement.
Taxing-Unit Governing Body County, city, school and MUD officials propose budgets and adopt tax rates after appraisal certification.
Surveyor or Title Company Exact boundaries, legal access, easements, encroachments, title commitments and mineral reservations.
Floodplain or Development Authority Flood maps, road and subdivision rules, septic feasibility, drainage, permits and reservoir-area development restrictions.
Fast routing tip Give staff the Property ID and tax year first. One owner may have separate residence, acreage, mobile-home, mineral and business accounts.

Choose Your Fannin County Property Task

Search Property Records Fix a Failed Search Read the Property Card Use the GIS Map Understand 2026 Values Apply for Exemptions Agricultural Land Beekeeping Wildlife Management Timberland Business Property Mineral Accounts Prepare a Protest Check Late Remedies Search and Pay Taxes Search Deeds and Liens Lake and Rural Buyer Checks Contacts and Map

What to Try When Fannin CAD Returns No Result

Search Problem Better Method Why It Helps
Full owner name fails Use only the first or last name. Initials, spouses, trusts, estates and punctuation may be indexed differently.
Complete address returns nothing Search only the street name. Directions, suffixes, city names and unit information can prevent an exact match.
Recent buyer is missing Search the seller or former owner. A deed can be recorded before the appraisal ownership display is updated.
Rural tract has no address Use abstract, Geographic ID, legal description, owner or GIS. Farm and ranch property is often indexed by survey information.
Bois d’Arc Lake-area property is difficult to identify Use the former owner, abstract, tract, Geographic ID and surrounding parcels. New roads, reservoir acquisitions and marketing descriptions may not match the recorded legal description.
Manufactured home is missing Select Mobile Home and search the home owner and land owner separately. The structure and underlying land may have separate accounts.
Business equipment is missing Select Personal and search both the legal entity and DBA. Equipment and inventory may be appraised separately from the real estate.
Mineral interest is missing Select Mineral and try owner, trust, estate and company variations. Mineral ownership can be separate from surface ownership.
Need an unpaid account Use Advanced Search and select Unpaid status. The filter can reduce paid and unrelated records.
Need protest or hearing information Use ARB Search or Advanced hearing fields. The search includes hearing date and board-member fields.
“I am trying to locate a Fannin CAD account. The current or former owner is ______. The property is near ______. It is a home / lake-area tract / farm / ranch / mobile-home / mineral / business account. My Property ID, abstract, survey or legal-description clue is ______.”

How to Read a Fannin CAD Property Record

Record Field Meaning What to Check
Property ID Primary appraisal and tax-account identifier. Use it for forms, portal registration, calls, payments and protest evidence.
Owner ID Identifier tied to an owner record. One owner may have multiple Property IDs.
Geographic ID Geographic or mapping-related account identifier. Useful for acreage and property without a normal street address.
Legal description CAD summary of the abstract, survey, subdivision, lot, block or tract. Compare it with the recorded deed and survey before legal use.
Market value Fannin CAD’s January 1 opinion of market value. Review condition, acreage, access, utilities, water influence and credible market evidence.
Appraised value Value after an applicable homestead limitation, circuit breaker or productivity appraisal. It can differ from market value without indicating an error.
Taxable value Value remaining for each taxing unit after exemptions and limitations. County, school, city and MUD taxable values can differ.
Exemptions Approved homestead, age, disability, veteran or other benefits. Confirm every expected exemption for the correct tax year.
Land details Acreage, soil-related class, market value and agricultural or wildlife productivity treatment. Review every tract when one operation spans several accounts.
Improvement details Residence, mobile home, commercial building, barn and other improvement characteristics. Look for incorrect area, class, condition, year built or removed structures.
Paid or unpaid status Tax-account status maintained through the CAD’s collection system. Review every tax year rather than assuming the newest year is the only balance.

How to Use the Current Fannin CAD GIS Map

1
Find the appraisal account first.

Copy the Property ID, Geographic ID, owner, acreage, abstract and legal-description clues.

2
Open the official BIS parcel viewer.

Replace any saved TrueAutomation link with gis.bisclient.com/fannincad.

3
Locate the parcel and neighboring accounts.

Compare roads, surveys, abstracts, tract shapes and adjoining Property IDs.

4
Check every related polygon.

Farms, inherited estates, reservoir-area holdings and development sites may contain multiple appraisal accounts.

5
Save a dated map image.

Label the image with the Property ID before using it in a correction request, agricultural application or protest.

The GIS can help with
  • General parcel location
  • Neighboring appraisal accounts
  • Road and reservoir context
  • Rural tract orientation
  • Property without a postal address
The GIS cannot prove
  • Exact boundary monuments
  • Legal road or lake access
  • Flood-zone status
  • Mineral or timber ownership
  • Clear title
Reservoir-area tip Lake view, lake proximity and legal lake access are different. Confirm deeds, easements, acquisition boundaries, road access, flood information and responsible water-authority rules.
Official parcel map: Open Fannin CAD GIS.
Official flood research: Open FEMA Map Service Center.

What the 2026 Fannin CAD Record Means

Certification status: The live search includes tax year 2026. The official CAD homepage reviewed for this update confirms that the 2025 values were certified July 22, 2025, but it did not publish a clear 2026 certification notice. Treat the live 2026 record as current appraisal data and verify certification directly before describing it as final.
Market Value → Limitation or Productivity Appraisal → Exemptions → Taxable Value
Market value Fannin CAD’s January 1 estimate of what the property would sell for under normal market conditions.
Appraised value Value after an applicable homestead limitation, non-homestead circuit breaker or agricultural, timber or wildlife productivity appraisal.
Taxable value The amount used by each taxing unit after exemptions and applicable limitations.
2026 non-homestead circuit breaker: Certain qualifying non-homestead real property valued at $5,320,000 or less may receive the temporary 20% appraisal limitation. Agricultural, timber and other excluded special-appraisal categories do not qualify.
Homestead-cap misunderstanding: The residence-homestead limitation does not prevent market value from increasing by more than 10%. It limits qualifying appraised value under the statutory formula.
An appraisal record is not a tax payoff. Confirm unpaid prior years, penalties, interest, attorney fees and recent payments through Fannin CAD’s tax account.

Fannin County Homestead and Related Exemptions

Current school exemptions: The general school-district residence-homestead exemption is $140,000. Qualifying age-65 or disabled homeowners receive an additional $60,000 school exemption.
General residence homestead For an owner’s principal residence when ownership, occupancy and identification requirements are met.
Age 65 or older May provide an additional exemption, school-tax ceiling, installment options and possible tax deferral.
Disabled person May provide additional exemption relief, a tax ceiling and installment or deferral options.
Disabled veteran Relief depends on the qualifying disability rating and statutory exemption category.
Surviving spouse Continued relief may apply when age, residence, ownership and remarriage requirements are satisfied.
Heir property Inherited homeowners may qualify using permitted affidavits, death records, utility evidence and available court records.

Practical Homestead Filing Workflow

1
Open the official online forms system.

Use forms.fannincad.org or the Taxpayer Portal rather than an old saved application.

2
Select the current residence-homestead application.

Use Form 50-114 and any required affidavits for the ownership situation.

3
Confirm the correct Property ID.

Match the owner, residence address and legal description before submitting.

4
Document principal-residence qualification.

Use the date you acquired and began occupying the property as your main residence.

5
Attach identification.

The driver’s-license or state-ID address should normally match the homestead address unless a statutory exception applies.

6
Attach special supporting records.

Manufactured homes, heir property, disability, veteran or trust ownership can require additional documents.

7
Keep proof of filing.

Save the submission confirmation, full application, certified-mail receipt or stamped copy.

8
Verify approval on the account.

Submitting an application does not by itself prove that the exemption was approved.

Late filing: A qualifying owner may have a statutory late-filing opportunity. File the current application promptly rather than waiting for another billing cycle.
Ownership changes matter. A buyer should not assume that the seller’s exemption automatically transfers. Review the first appraisal notice after closing.
Official online forms: Open Fannin CAD Forms.
Centralized property portal: Open Fannin CAD Taxpayer Portal.

Fannin County Agricultural Productivity Appraisal

Agricultural appraisal is not a tax exemption. Qualifying land is valued according to agricultural productivity rather than market value.
Five-of-seven history The land generally must have been devoted principally to qualifying agricultural use in five of the preceding seven years.
January 1 use Fannin CAD’s published policy states that the land should qualify on January 1 and remain in qualifying use through the year.
Commercial production The land should produce livestock, offspring, crops, hay, bees or another recognized agricultural product.
2026 agricultural cap rate Texas appraisal districts use a 10% capitalization rate for agricultural or open-space land in 2026.
Published-guideline age: Fannin CAD continues to host detailed local Agricultural and Wildlife Management Policy Guidelines dated 2016. Use the figures below as the district’s published local baseline and confirm current 2026 requirements before buying animals, leasing hives or changing land use.

Pasture Stocking Baselines

Pasture and Soil Type Published Managed-Acre Baseline Important Conditions
Native pasture on sandy soil Approximately 12 acres per animal unit Adequate fencing, water, forage and current productive use.
Native pasture on clay soil Approximately 10 acres per animal unit Actual carrying capacity can vary by terrain, forage and rainfall.
Improved pasture on sandy soil Approximately 10 acres per animal unit Improvement should be supported by seeding, fertilizing, tending or other management.
Improved pasture on clay soil Approximately 8 acres per animal unit Overgrazing or token stocking can fail the degree-of-intensity test.
Goat or sheep operation Approximately one animal per acre with at least 10 managed acres The livestock must be raised for a qualifying productive purpose.
Animal-unit definition: The published local guideline uses approximately 1,000 pounds of livestock as one animal unit.

Hay, Crops, Orchards and Vineyards

Agricultural Use Published Local Baseline Useful Evidence
Native-grass hay Approximately 2,000 pounds per acre per year Bale counts, weights, cutting dates, fertilizer, equipment and sales.
Improved-grass hay Approximately 4,000 pounds per acre per year Pasture improvement, fertilizer, cutting, baling and market records.
Dry or irrigated crops Regular cultivation and harvest of adapted crops Seed, fertilizer, chemical, irrigation, harvest and sale records.
Orchard or vineyard The older district guideline describes productive vineyards larger than three acres and orchard-equivalent tree counts. Planting map, productive plant count, irrigation, pruning, spraying, harvest and sales.
Tree or sod farm Regular cultivation for commercial sale Inventory, planting, maintenance, harvest and customer records.

Application Evidence Checklist

  • Current Form 50-129
  • Map of every Property ID
  • Five-of-seven-year use history
  • Written lease or operator agreement
  • Livestock purchase and sale records
  • Feed, seed and veterinary receipts
  • Fencing, pasture and water records
  • Hay or crop-production records
  • IRS Schedule F when applicable
  • Dated photographs throughout the year
Common nonqualifying uses: Personal gardens, recreational horses, exotic animals used mainly for hunting, raw open land, processing after production and livestock maintained for nonproductive purposes are listed as nonqualifying examples in the district’s published guidance.
Change-of-use risk: A physical change from qualifying agricultural use to a nonagricultural use can create additional taxes for the preceding three years. Obtain written guidance before subdivision, development or a major use change.
Start the official application: Open Fannin CAD Online Forms.

Fannin County Beekeeping Agricultural Appraisal

Published local baseline: Fannin CAD’s hosted guideline uses six colonies on the first five acres and one additional hive for each additional 2.5 acres, up to 12 hives on 20 acres.
Qualifying Acres Published Minimum Hives What to Document
5 acres 6 hives Hive map, colony records, forage and current management.
7.5 acres 7 hives Live-colony photographs and management logs.
10 acres 8 hives Feeding, pest control, water and production records.
12.5 acres 9 hives Hive ownership or management agreement and product evidence.
15 acres 10 hives Honey, wax, bee or pollination records.
17.5 acres 11 hives Year-round colony-health and forage management.
20 acres 12 hives Complete hive, management and production file.

Build a Strong Beekeeping File

  • Form 50-129
  • Hive-location map
  • Hive and queen purchase records
  • Colony-health records
  • Dated photographs
  • Forage and water documentation
  • Feeding and pest-control logs
  • Honey, wax or pollination evidence
  • Lease or management agreement
  • Five-of-seven-year history evidence
Confirm the current 2026 standard. The detailed hive table comes from Fannin CAD’s currently hosted local policy document, but the document is dated 2016 and state definitions have changed since publication.
Beekeeping evidence tip A hive invoice alone is weak evidence. Show live colonies, adequate forage, water, pest control, photographs and production of a commercially valuable product or pollination service.

Wildlife Management Use in Fannin County

Current board policy: Fannin County is treated as part of the Blackland Prairie wildlife region. The district’s board policy requires a TPWD wildlife-management plan for each tract and an annual report to continue wildlife special appraisal.
Individual-owner baseline The current board policy lists a 12.5-acre minimum for an individual owner, subject to case-by-case review.
Organization or association baseline The policy lists 16.6 acres for each individual tract in a wildlife organization, partnership or association.
Annual report Each enrolled tract must submit an annual wildlife-management report to the chief appraiser.
Confirm the acreage calculation before filing. State wildlife percentages, prior tract configuration, association status and habitat designation can affect eligibility. Ask Fannin CAD to apply the current rule to the exact Property ID.

Use at Least Three Qualifying Practices

Habitat controlManage vegetation and habitat for target native species.
Erosion controlProtect soil, water and habitat from erosion.
Predator controlUse lawful practices to manage harmful predators.
Supplemental waterProvide and maintain qualifying water sources.
Supplemental foodUse food plots or another qualifying source.
Supplemental shelterProvide nesting structures, brush piles or other shelter.
Census countsDocument wildlife populations and management results.
Annual recordsKeep photographs, maps, receipts and dated activity logs.
Initial filing file
  • Form 50-129
  • TPWD wildlife-management plan
  • Map of every tract
  • Prior agricultural qualification
  • Target native species
Annual compliance file
  • TPWD annual report
  • Activity dates and locations
  • Before-and-after photographs
  • Receipts and contractor records
  • Wildlife census results
Hunting alone is not wildlife management. The land must be actively managed to sustain a breeding, migrating or wintering population of indigenous wildlife.

Timberland Appraisal in Fannin County

Wooded acreage is not automatically timberland. The owner should be able to show commercial timber production, active management and qualifying use history.
Commercial purpose Show that the trees are managed for sale or another recognized timber-production purpose.
Management history Keep planting, site-preparation, thinning, harvest, sale and reforestation records.
2026 timber cap rate Texas appraisal districts use a 7.77% capitalization rate for timberland in 2026.

Useful Timber File

  • Current timber application
  • Forest-management plan
  • Stand-type and acreage map
  • Planting and site-preparation records
  • Thinning and harvest history
  • Timber-sale contracts and checks
  • Forester or contractor records
  • Reforestation invoices
  • Dated stand photographs
  • Proof of continuing commercial use
Timber buyer tip Confirm who owns the standing timber. A deed reservation, timber sale or management contract can separate timber rights from surface ownership.

Business Personal Property and Rendition Workflow

2026 regular rendition deadline: Most business-personal-property renditions were due April 15. A timely written extension generally moved the deadline to May 15.
Common reportable assets Inventory, furniture, fixtures, computers, machinery, tools, equipment and other tangible property used to produce income.
Current exemption threshold Income-producing tangible personal property valued at $125,000 or less in a taxing unit may qualify for exemption.
Separate account Business assets can be appraised separately from the land and building occupied by the business.

Useful Rendition File

  • January 1 asset list
  • Original cost and acquisition year
  • Inventory totals
  • Asset location
  • Disposed or relocated property
  • Depreciation schedules
  • Purchase invoices
  • Condition and obsolescence evidence
  • Lease or ownership documents
  • Proof of filing or extension
Penalty risk: Failure to file can generally create a 10% penalty. A fraudulent rendition can create a substantially larger penalty.
Business closed, sold or moved? Notify Fannin CAD and document the exact closure, sale, relocation or disposal date. Do not assume the account closes automatically.
Official business forms: Open Fannin CAD Online Forms.

Mineral, Oil, Gas and Specialized Accounts

Surface and mineral ownership can differ. A farm, ranch or residence account does not automatically identify every mineral, royalty, lease or working interest associated with the tract.
1
Select Mineral in Advanced Search.

Search the owner, trust, estate, company or Property ID when available.

2
Open every related account.

One owner can have interests in several leases, units, wells, pipelines or utility properties.

3
Compare the account with source documents.

Use mineral deeds, assignments, division orders, leases, royalty statements and production records.

4
Search County Clerk land records.

Look for mineral deeds, reservations, leases, memoranda, assignments and releases tied to the legal description.

Mineral-title warning: An appraisal account is not a legal title opinion. Complex ownership can require a landman, title company or attorney.

How to Prepare a Fannin CAD Property Protest

Deadline warning: The normal deadline is May 15 or 30 days after the appraisal notice is delivered, whichever is later. The ordinary 2026 deadline has passed for most owners as of July 21, 2026.
1
Save the Notice of Appraised Value and current record.

Record the Property ID, market value, appraised value, exemptions and exact filing deadline.

2
Identify every valid protest ground.

Examples include excessive market value, unequal appraisal, incorrect property data, denied exemption or denied agricultural or wildlife qualification.

3
Use the E-File PIN and portal instructions on the notice.

Fannin CAD’s published protest guidance encourages online filing for evidence exchange and possible settlement.

4
File for every affected Property ID.

A home, acreage tract, manufactured home, mineral interest and business account may require separate protests.

5
Request Fannin CAD’s evidence.

Ask for comparable properties, appraisal schedules, photographs and other material the district plans to present.

6
Build property-specific proof.

Use dated photographs, repair estimates, measurements, appraisals, surveys, comparable accounts, agricultural records or asset schedules.

7
Use the informal review.

Ask how the value was developed, identify factual errors and obtain any proposed settlement in writing.

8
State one clear requested result.

Show Fannin CAD’s value, your requested value or correction and the evidence supporting it.

9
Prepare exhibits in presentation order.

Number pages, label photographs and explain every comparable adjustment.

10
Read the written ARB order immediately.

Post-ARB remedies have short deadlines and may require payment of undisputed taxes.

Evidence That Helps by Property Type

Property Type Useful Evidence Weak Argument
Home Comparable sales, condition photographs, repair estimates, measurements and appraisal. The tax bill increased without showing a value or data error.
Bois d’Arc Lake or Lake Ralph Hall area Actual access, acquisition boundaries, flood influence, road status, utility availability, restrictions and adjusted sales. Assuming every property near a reservoir has equal lake value.
Rural acreage Access, utilities, drainage, soil, terrain, tract shape, restrictions, survey and adjusted land sales. Comparing remote acreage with serviced development frontage.
Agricultural or wildlife land Use history, stocking, hives, hay, management plan, annual reports, receipts and photographs. Assuming rural, wooded or hunted property automatically qualifies.
Business property Asset list, cost, age, condition, inventory, depreciation and obsolescence evidence. An unsupported lump-sum estimate.
Filing-channel warning: Fannin CAD’s published protest notice states that faxed or emailed protests are not accepted by the ARB. Use the current online system, mail or hand delivery unless the current notice gives different instructions.
Do not privately contact an ARB member about the property. Evidence should be presented through the formal process.
Start with the current official portal: Open Fannin CAD Taxpayer Portal.

Possible Remedies After a Deadline

Possible Remedy When It May Apply Immediate Step
Good-cause late protest A qualifying reason prevented timely filing before appraisal-roll approval. Contact Fannin CAD immediately and ask whether the statutory procedure remains available.
Failure to receive required notice CAD or the ARB failed to deliver a legally required notice. Ask about the applicable notice hearing before taxes become delinquent.
Late homestead application The homeowner qualified but missed the regular application date. File the current Form 50-114 within the statutory late-filing period.
Late agricultural application Qualifying land missed the regular deadline. Ask whether filing remains available and whether a late-filing penalty applies.
Appraisal-roll correction A qualifying clerical, ownership, multiple-appraisal or statutory over-appraisal issue exists. Identify the exact Tax Code ground rather than submitting a routine late market-value complaint.
Act immediately. Late remedies have separate eligibility rules and deadlines. Missing the normal protest date does not automatically create a right to a late hearing.

How to Search and Pay Fannin County Property Taxes

Correct payment office: Fannin CAD provides the property-tax account and online payment workflow. The elected County Tax Assessor-Collector does not collect property taxes.
1
Open the official Fannin CAD property search.

Use owner, address, Property ID or Advanced Search to locate the exact account.

2
Match the owner and legal description.

Do not pay an account merely because the name or road looks similar.

3
Review every unpaid tax year.

Paying the newest year does not automatically clear an older delinquent balance.

4
Select the green Pay Taxes button.

The official cart supports payment of one or multiple located properties through a secure credit-card service.

5
Confirm the Property ID, year and amount.

Review the account before adding it to the payment cart.

6
Confirm the collector for cross-county units.

Blue Ridge, Fannindel, Whitewright, Wolfe City and North Lamar accounts may include a collector outside Fannin County.

7
Review the live processor fee.

The current checkout amount controls. Do not rely on an old percentage quoted in a historical article.

8
Save the payment confirmation.

Keep the Property ID, tax year, amount, payment date and transaction number.

9
Verify posting before paying again.

Call Fannin CAD if the payment does not appear or its status is uncertain.

10
Request a current payoff for serious delinquency.

Bankruptcy, judgment, attorney, tax-sale or long-delinquent accounts can require a current written payoff.

Other Official Payment Methods

In person Payments may be made at the Fannin CAD office during published business hours.
Door drop slot The CAD states that a payment drop slot is available in the office door. Do not place cash in the drop slot.
Mail Send payment early enough to receive a timely postmark and retain proof of mailing.
USPS postmark warning: Fannin CAD warns that mail may not be postmarked on the day it is placed with the Postal Service. A payment mailed January 31 but postmarked in February can accrue penalty and interest.
Safer deadline practice: Mail several days early, use trackable priority mail, pay online before the deadline or deliver the payment in person.

Active Taxing Units Listed for Fannin County

County and MUD Fannin County and Fannin Farms MUD.
Core Fannin school districts Bonham, Dodd City, Ector, Honey Grove, Leonard, Savoy, Trenton and Sam Rayburn ISDs.
Cross-county school districts Blue Ridge, Fannindel, Whitewright, Wolfe City and North Lamar ISDs.
Cities and towns Bonham, Dodd City, Ector, Honey Grove, Ladonia, Leonard, Savoy, Trenton, Windom, Bailey, Pecan Gap and Whitewright.
Collector routing: The active-taxing-unit list identifies appraisal jurisdictions, not necessarily one collector for every cross-county account. Follow the current tax statement.
Search and pay: Open Fannin CAD Property and Tax Search.
Property-tax questions: Call Fannin CAD at 903-583-8701.

Partial Payments, Installments and Deferrals

Partial payment A partial payment can reduce the balance but does not automatically stop penalties, interest, attorney fees or collection action.
Age-65 or disabled installments Qualifying residence-homestead owners may request four installments when statutory notice and payment requirements are met.
Tax deferral Certain age-65, disabled or qualifying disabled-veteran homeowners may defer homestead taxes, but interest continues and the lien remains.
Get any arrangement in writing. Contact Fannin CAD before relying on an installment, delinquent-payment or deferral plan.

Truth in Taxation: Value and Tax Rate Are Different

Use Fannin CAD for value Protest market value, unequal appraisal, exemptions, agricultural qualification and property characteristics.
Use governing bodies for rates County, city, school and MUD officials propose budgets and adopt tax rates.
Use the transparency database Review proposed taxes, hearing information, rate calculations and taxing-unit contacts during rate-adoption season.
Official property-tax transparency portal: Open Fannin County Tax Notices.

How to Search Fannin County Deeds, Liens and Recorded Documents

1
Collect Fannin CAD clues first.

Save the current owner, former owner, Property ID, abstract, subdivision and legal description.

2
Open the official AVA land-record search.

The Clerk links this system for Official Public Records and online plats.

3
Search grantor and grantee separately.

Try current owners, previous owners, spouses, trusts, estates, lenders and businesses.

4
Try spelling variations.

Middle initials, punctuation, trusts and business names can be indexed in different formats.

5
Review relevant document types.

Look for deeds, deeds of trust, liens, releases, easements, plats, tax liens, mineral deeds, leases and assignments.

6
Match the complete legal description.

A matching owner name is not enough when one person owns several parcels or mineral interests.

7
Follow referenced instruments.

A deed may refer to an older plat, easement, restriction, mineral reservation, lien or release.

8
Open and read the document image.

The index helps locate a filing but does not replace the actual recorded language.

9
Register for the free Property Fraud Alert.

The Clerk offers email or phone notifications when a document is recorded under a monitored personal or business name.

10
Request the appropriate official copy.

Contact the Clerk when a certified copy is required or an older record is not available online.

Current County Clerk Jenny L. Garner
Land-record office 800 E. 2nd Street, Suite 300
Bonham, TX 75418
Phone and hours 903-583-7486
Monday–Friday, 8:00 a.m.–5:00 p.m.
Record coverage: The Clerk states that many current records and records dating to the mid-1970s are online. Older historical records dating to the 1840s are available through the office.
Plats are online. Match a subdivision plat with the deed and CAD parcel when lot, block, road or easement questions matter.
Title warning: A Fannin CAD account or basic Clerk search does not guarantee clear title, legal access, reservoir rights or the absence of liens. Use a title company or attorney when legal certainty is required.
Official land records: Open Fannin County Land Records.
Clerk information and fraud alerts: Open Fannin County Clerk.

Foreclosure, Delinquent Tax and Property-Seizure Research

Do not bid from the CAD value alone. The appraisal record does not show occupancy, interior condition, legal access, every lien, possession costs, title-curative work or redemption issues.
Mortgage foreclosure notices The County Clerk publishes a foreclosure listing through the county’s official public-notice system.
Property seizures and tax auctions The County Tax Office directs property-auction questions to the property-tax collection number, 903-583-8701, and the county’s designated delinquent-tax counsel.
Independent due diligence Review the judgment, deed history, legal description, liens, access, occupancy, utilities, flood exposure and redemption rules before bidding.
Sale-status warning: A posted notice is not proof that a sale will occur. Recheck for withdrawal, postponement, bankruptcy or payment immediately before the scheduled sale.

Bois d’Arc Lake, Lake Ralph Hall and Rural Buyer Due-Diligence Board

Reservoir access Confirm whether access is public, deeded, permissive, restricted or merely visible from the property.
Acquisition boundaries Verify whether land was acquired by a water authority, government entity or utility and whether the CAD polygon reflects the current deed.
Flood and drainage Check FEMA mapping, elevation, creek influence, drainage routes and wet-weather access.
Survey and acreage Compare the CAD map and acreage with the recorded legal description and a current survey.
Road access Confirm that physical access is also legal access and determine who owns and maintains the road.
Utilities and septic Verify electricity, water, well feasibility, septic approval, internet and service-extension costs.
Agricultural qualification Review current use, five-of-seven-year history, local intensity and rollback exposure.
Mineral and timber rights Search reservations, leases, assignments, timber sales and surface-use agreements.
Future taxes Remove seller-only exemptions and consider new improvements, MUD taxation and loss of agricultural appraisal.
Lake-area comparison tip Do not compare ordinary rural acreage with property marketed as lake-view or development land without adjustments. Access, utilities, road frontage, acquisition boundaries and restrictions can materially change value.

Fannin County Buyer and Owner Verification Checklist

Appraisal record
  • Correct Property ID
  • Owner and mailing address
  • Legal description
  • Land and improvement details
  • Exemptions and taxing units
Tax account
  • Every unpaid year
  • Correct collector
  • Penalty and interest
  • Attorney-fee status
  • Receipt and confirmation
Recorded documents
  • Current vesting deed
  • Deeds of trust and liens
  • Releases
  • Easements and restrictions
  • Mineral and timber reservations
Agricultural or wildlife land
  • Five-of-seven-year history
  • Current intensity compliance
  • Lease or management plan
  • Fencing, forage and water
  • Change-of-use tax risk
Manufactured home
  • Home and land accounts
  • Statement of ownership
  • Foundation status
  • Tax liens and releases
  • Relocation history
Future tax estimate
  • Remove seller exemptions
  • Check buyer homestead eligibility
  • Use proposed tax rates
  • Include new improvements
  • Confirm cross-county collectors
Buyer warning: Do not estimate future taxes by copying the seller’s current bill. Exemptions, tax ceilings, appraisal limitations, agricultural qualification, new improvements and taxing-unit assignments can change after closing.

2026 Fannin County Property Deadline Board

January 1 General appraisal date used for ownership, condition, use, value and many exemption questions.
April 15 Normal deadline for most business-personal-property renditions.
April 30 Regular deadline for many exemption, agricultural, timber and wildlife applications.
May 15 or later Normal protest deadline is May 15 or 30 days after the appraisal notice is delivered, whichever is later.
July Appraisal certification commonly occurs after protests and roll review. Confirm the actual 2026 certification date with Fannin CAD.
August–September Taxing units publish proposed taxes and hold budget and tax-rate meetings.
Normally January 31, 2027 Statutory payment timing normally uses January 31, but January 31, 2027 is a Sunday. Follow the adjusted date on the official bill.
After the payment deadline Unpaid 2026 taxes generally become delinquent after the deadline shown on the official statement.
Use the actual notice or bill. Late notices, weekends, holidays, ownership changes and cross-county accounts can change the operative deadline.

Current Fannin County Property Contacts

Office Current Contact Main Tasks
Fannin Central Appraisal District Chief Appraiser: Tylene Gamble
831 W. State Hwy. 56
Bonham, TX 75418-8604
903-583-8701
Fax: 903-583-8015
tgamble@fannincad.org
Monday–Friday, 8:00 a.m.–4:30 p.m. 		Property search, values, exemptions, agriculture, wildlife, GIS, renditions, protests and property-tax inquiries.
Fannin County Tax Assessor-Collector Amber Sutherland
210 S. Main St.
Bonham, TX 75418
903-583-7493
Fax: 903-583-1244
taxassessor@fanninco.net
Mon–Thu, 7:30 a.m.–4:45 p.m.
Fri, 8:00 a.m.–3:00 p.m. 		Vehicle, title, registration, toll-tag and related services. Property-tax inquiries are directed to Fannin CAD.
Fannin County Clerk Jenny L. Garner
800 E. 2nd Street, Suite 300
Bonham, TX 75418
903-583-7486
Fax: 903-640-4241
countyclerk@fanninco.net
Monday–Friday, 8:00 a.m.–5:00 p.m. 		Deeds, liens, releases, easements, plats, mineral records, trustee notices, copies and fraud alerts.

Map to Fannin Central Appraisal District

Bring: Property ID, identification, appraisal notice and copies of relevant forms, deeds, photographs, estimates, maps, receipts, agricultural records or wildlife reports.

Official Fannin County Property Actions

Search appraisal and tax records Fannin CAD Property Search
Open the current parcel map Fannin CAD GIS
Submit online applications Fannin CAD Online Forms
Manage property documents Fannin CAD Taxpayer Portal
Pay property taxes Search the account and select Pay Taxes
Review proposed taxes Fannin County Tax Notices
Verify the elected Tax Office Fannin County Tax Assessor-Collector
Search deeds and liens Fannin County Land Records
Review Clerk notices and fraud alerts Fannin County Clerk

Fannin County CAD Property Search FAQs

1. What is the official Fannin County CAD property search?

The official free property and tax search is esearch.fannincad.org. It supports Owner, Address, ID, ARB and Advanced searches for real, personal, mineral, auto and mobile-home accounts.

2. What is the Fannin Central Appraisal District address, phone number and office schedule?

Fannin CAD is at 831 W. State Hwy. 56, Bonham, TX 75418. The phone number is 903-583-8701, and the office is open Monday through Friday from 8:00 a.m. to 4:30 p.m.

3. Who is the Fannin County Chief Appraiser?

Tylene Gamble is listed as the Fannin Central Appraisal District Chief Appraiser.

4. Who collects Fannin County property taxes?

Fannin Central Appraisal District provides the property-tax account and online payment workflow. The elected Fannin County Tax Assessor-Collector handles vehicle and registration services and does not collect property taxes.

5. Are Fannin CAD’s 2026 property values final?

The live search includes 2026 appraisal records, but the official homepage reviewed for this update only confirms that 2025 values were certified. Verify the 2026 certification status with Fannin CAD before treating an account as final.

6. Can I file a Fannin County appraisal protest online?

Yes. Use the E-File PIN and online instructions provided with the appraisal notice. The normal deadline is May 15 or 30 days after the notice is delivered, whichever is later.

7. What is the 2026 Texas school homestead exemption?

The general school-district residence-homestead exemption is $140,000. Qualifying age-65 or disabled homeowners receive an additional $60,000 school exemption.

8. What are Fannin CAD’s published beekeeping requirements?

The hosted local guideline starts with six hives on five acres and adds one hive for each additional 2.5 acres, up to twelve hives on twenty acres. Confirm the current 2026 requirements before filing.

9. Is the Fannin CAD GIS map a legal survey or flood determination?

No. The GIS helps locate appraisal parcels but does not replace a deed, boundary survey, title report, legal-access review or official FEMA flood determination.

10. Where can I search Fannin County deeds and liens?

Use the Fannin County Clerk’s AVA land-record system. Search current and former owners, then match each deed, lien, release, easement or plat to the correct Fannin CAD legal description.

Independent Editorial Notice

County-CAD.us is an independent informational website. It is not affiliated with Fannin Central Appraisal District, the Appraisal Review Board, Fannin County, the Tax Assessor-Collector, County Clerk, any city, school district, MUD or the State of Texas.

Property records, values, certification status, exemptions, agricultural standards, wildlife requirements, protest procedures, tax balances, collector assignments, payment fees, officeholders and online systems can change. Confirm time-sensitive information through the responsible official office.

Editorial verification: July 21, 2026.

Free County CAD Property Tax Assistant

Estimate Taxes, Exemptions, Escrow, Protest Savings and Next Steps

This sitewide tool helps homeowners, buyers, sellers and investors understand property tax numbers before they check the official county appraisal district or tax office. It runs in your browser, does not collect personal data and gives practical next steps after each calculation.

Start Free Tool
8-in-1Calculator, checklist and official-search helper in one widget.
No loginWorks instantly without collecting names, emails or property IDs.
Mobile-firstDesigned for phone users reading county CAD articles.
HelpfulGives next steps, not only numbers.

What are you trying to do today?

Choose your main goal. The tool will guide you to the right calculation or next step.

Best for homeowners

Use Tax, Exemption and Protest tabs to understand your appraisal notice and possible savings.

Best for buyers

Use Buyer Budget and Monthly Escrow before relying only on a mortgage payment estimate.

Property Tax Estimate Calculator

Estimate annual tax using property value, assessment ratio, exemptions and local tax rate.

Homestead and Exemption Savings

Estimate how much a homestead, senior, disabled, veteran or local exemption may reduce annual tax.

Monthly Escrow / Ownership Cost

Estimate monthly property tax, insurance, HOA and reserve cushion. Useful for buyers and homeowners comparing affordability.

Property Tax Protest Savings

Estimate possible savings if your appraised value is reduced after a protest, evidence review or correction.

Appraised Value Growth / Cap Impact

Estimate how a value increase or appraisal cap may affect taxable value. Rules vary by state, county and exemption status.

Home Buyer Monthly Budget Estimate

Estimate a more realistic monthly ownership cost by adding mortgage, property tax, insurance and HOA.

Find Official County CAD and Tax Resources

Enter county and state to create safe search links. This avoids guessing official URLs and helps users find the correct county appraisal district, property search, tax payment and exemption pages.

Why this tool helps your site

It gives visitors an interactive reason to stay on the page, calculate their own numbers and move from general reading to practical action.

Best placement

  • Below county CAD articles
  • Before FAQ section on long posts
  • Inside sidebar or after first major section on desktop

Estimate disclaimer

Values are educational estimates. Visitors should confirm final values, exemptions, tax rates, payment status and deadlines with official county resources.

County-CAD.us
Independent Platform

County-CAD.us provides verified access to official County Appraisal District (CAD) property records across the United States.

We offer step-by-step guides, manually verified links, and practical instructions to help users access official data quickly and accurately.

Quick Links

About Us

Contact Us

Editorial Policy

Legal

Privacy Policy

Disclaimer

Terms & Conditions

Disclaimer: County-CAD.us is an independent informational website and is not affiliated with any government agency, County Appraisal District, or public authority. We do not provide official services or manage government records. All information is provided for educational purposes only. Users must verify details through official government websites.

All trademarks, logos, and names belong to their respective owners.

© 2026 County-CAD.us — All Rights Reserved