Mockingbird Properties

Minute 2:59 to 7:09: Mayor of Lakewood Village, Mark Vargas, speaks to Judge Eads in the commissioners court meeting, about falsely certified property records that were still in appeal process and the improper property values that were certified. Has asked Michelle French to not certify Lakewood Village numbers. Is asking Judge to force them (DCAD & Tax Assessor Collector) to correct the numbers. Judge provides "cover" to Michelle French, Tax Assessor Collector in matter. (Mr. Vargas also spoke at DCAD Board Meeting on 9/16/21.

Transcript, Denton County Court Hearing May 2, 2024

When Available. Case 23-9526-481 Hearing transcript, Plea to Jurisdiction
(plea to sovereign immunity of Don Spencer & Denton Central Appraisal District)

Cheat Sheets, Denton Central Appraisal District Violations of Law

violation quick list
violations reviewed

Summary of violations & laws broken by Denton CAD and their co-conspirators. This is not an "all inclusive" list, but it highlights most.

WHEEL OF FRAUD

Graphic view of the violations that exists within the local taxing entities, at the central appraisal district (CAD); this circular, cumulative, and multi-layer of violations in law cannot exist except for FRAUD.

Constitutional Rights & Immunity: Sample of Cases

Multiple cases have affirmed & protected constitutional rights of citizens from claims of no jurisdiction or claims of immunity where the claims deny citizens due process of the law. DCAD and their co-actors (co-conspirators) do not have immunity.

AMICUS BRIEF, Supporting Peter Riccioni's Case

Legal brief providing information and supporting arguments for a property tax appraisal case in Brazoria County ( Case No. 125225-T, 239th District Court )

October 12, 2023 DCAD Board Meeting

partial transcript

DCAD website link

Minute 27:11 to 28.47: Deputy Chief Littrell discusses visit to Bexar CAD & the CADs sharing "work arounds" in the CAMA software programs.
Minute 31:06 to 33:28: Deputy Chief Jeanne Ashlock discusses correcting value info "outside" of the software.
Minutes 36:38 to 39:30: Chief Appraiser Don Spencer justifies & discusses correcting 60,000 property record values outside of the software by exporting, changing & re-loading data. Tax Assessor Collector Michelle French comments on the enormity of the task being done in excel and on the potential for error.

February 15, 2024 DCAD Board Meeting

partial transcript

DCAD website link

Minutes 2 to 9:18: Chief Appraiser discusses with board, & congratulates his staff, on getting all the school districts property values validated in the State's Property Value Study. 3 districts had been out of confidence range for several years & DCAD has been raising their values to get back in line for the study. Board member compliments Spencer & staff for this achievement and says "they are truly masters at guessing."

Preview of the Case Presentation Prepared for Judge & Court Case

18 boards or slides drafted to provide an overview of DCAD's violations in appraisal law, property tax code, and other laws. The links to the document & evidence are not "live" in this preview, but will be activated for judge, as issues and evidence are presented to court.

IAAO Gap Analysis Report on Denton CAD, March 2024

summary notes of report

copy of report

Over $90,000 of our tax dollars (90,000 plus travel expenses) was paid to the PCSIAAO (Professional Consulting Services of the International Association of Assessing Officers) to review DCAD operations, processes, polies & procedures and issue a report on the findings. The resulting report is actually an admission of guilt on/by DCAD on their property tax appraisal practice failures. (Copy of report linked here was located & extracted from the agenda/meeting info package for the 4/11/24 DCAD board meeting.).

Denton County Home Affordability 2023

This is an excerpt from the case presentation prepared for court. DCAD's certified average home value is $514,082 for 2023. A $514K home is 74% above what a median income household can afford (514082/296000). Based on household income brackets, 72.71% cannot afford a $514K home. And after comparing the 2021 median home value and income to current 2023 data, there are now over 37% of households at risking of losing their home/housing.

Review of DCAD Certified Totals from 2017 to 2023

A review of DCAD Certified Totals show that values have doubled since 2017, while inflation was only approx. 24%. Property has been over-valued by $67 Billion and over taxed by 1.348 Billion.

Presentation & Round Table Discussion May 3, 2024

Mitchell Vexler presented the DCAD case matter, the DCAD violations of law (appraisal, property tax, state, federal, etc.) to members of Restore the Republic and the Denton County GOP. Presentation is 40 minutes, followed by 8-9 minutes of questions & answers.

LISD $15M Shortfall, Community Impact, May 4, 2024

LISD asks voters to OK $102M bond, Community Impact, April 2024

Bond Values & Property Tax Valuations, by Mitchell Vexler

In article titled, Lewisville ISD forecasts $15M budget shortfall, the school board president blames the state legislature for not increasing the per student allotment amount of $6160 to keep up with inflation; amount should be increased, adjusted for inflation, to $7515 per student.
ISDs such as LISD (Lewisville) & DISD (Denton) are technically bankrupt. They are experiencing operating budget shortfalls and they do not have funds to pay-off existing bonds. And in addition to seeking higher per student allotment amounts from state, they also seek to raise funds through issuing more bonds... which will never be paid off... unless collect more tax revenue (increase property tax rates and or increase property values)...?

Offer to Settle Value HIGHER than Notice Value

Recently, in the e-protest process (on-line protest process), a DCAD representative offered to settle a property value at $181,570 higher than the protested Notice Value...???? ($1,250,000 settlement offer value vs $1,068,430 appraisal notice value)

Articles, Letters, Discussions

Black Letter of the Law

July 23, 2025

Violating the black letter of law is an attack and offence to America’s founding principles which were created as a result of The American Revolution of 1776.

Hunger, Assault, Repeal the Real Estate Tax

July 19, 2025

Are you prepared to go bankrupt to support your school district which is failing in education, equity stripping your money and your future via the outstanding fraudulent school district bond debt? If you knew that a child is going hungry and the difference between whether that child goes hungry or not is real estate

Gross Negligence Fire & Equity Stripping

January 20, 2025

Gross Negligence... Criminal Conspiracy to Defraud... Equity Stripping... Repeal Real Estate Tax in favor of Uniform States Sales Tax

Fed Analysis: CPI, the Ultimate Big Lie

January 20, 2025

In the summation on the analysis on over 100 pages of information and articles on the Federal Reserve, combined with the current state of the U.S. economy and its citizens financial well-being, I have compiled a list of over 50 reasons why the Federal Reserve should be shut down:

The U.S. Debt & Modern Monetary Theory

December 18, 2024

I'd like to share the article "Who Owns the U.S. Debt?" found on visualcapitalist.com by Bruno Vendetti and expand on the topic to include a discussion on Modern Monetary Theory.

Can you afford a 1,400% real estate tax increase?

December 9, 2024

Following the last article that I wrote on Homestead and Circuit Breakers now comes more proof of fraud on a mass scale. I asked in one of the videos a very specific question to Mr. Don Spencer, the Chief Appraiser in the Denton County Central Appraisal District. Knowing, based on irrefutable evidence as found at www.mockingbirdproperties.com/dcad, that the real estate tax laws are being violated not just in Texas but in any County or Province that claims to use Uniform Standards of Professional Appraisal Practice, the question was, Mr. Spencer, what is to stop you from raising the real estate tax to infinity in 2025? The answer, by virtue of violating USPAP, is nothing. (See our violations reviewed pdf document.)

Circuit Breaker and Homestead Exemption… more fuel to the fraud fire.

December 9, 2024

Circuit Breaker Limitation and Residence Homestead are examples of illegal regulations written by the Texas Legislature and exist both in temporary status with expiration dates and subject to amendment, to cover the fraud created by the Central Appraisal Districts on behalf of their owner the Taxing Entities.

You can believe the Math, or the Politicians, but not both.

November 21, 2024

My career was built on thought, as a result of thorough analysis with numbers at the forefront. Although it sounds tough, yet often stated by me, is that I don’t give a damn what someone has to say, but very much I care what can be proven. People / Media talk, yet the majority of the time, have nothing to say which in itself becomes divisive. Knowledge vs Ignorance. Repetition of ignorance is ignorance raised to the power two.

Is This Sustainable?

November 21, 2024

In reviewing the multitude of issues that we discovered or encountered with property tax appraisals and the protest/appeal value process in the Denton Central Appraisal District, one cannot help but stop and say, how is this sustainable? Can property owners in other appraisal districts across Texas, or across the U.S., survive this equity stripping attack?

Socialism vs the Collective Society

November 21, 2024

Have you wondered why prices are so out of control? Governments never reduce consumer prices because they benefit from inflation, dissolving their political spending commitments in a constantly depreciated currency. Inflation is the perfect hidden tax. The government makes the currency less valuable by issuing more units of fiat money, partially dissolves its debt in real terms, collects more taxes, and presents itself as the solution to rising prices with subsidies in an increasingly worthless currency. That is why socialism and hyperinflation are one in the same. This is why elections matter. This is why math matters.

Below is link to a copy of the open letter emailed January 14, 2023 to interested parties including state & local leaders.

Link to Open Letter dated January 14, 2023
Additionally, hard copies of this letter were mailed to state & local officials.
Link to that ADDRESS LIST

Benefits of Eliminating Real Estate Tax in Favor of Uniform State(s) Sales Tax

LINK to SUMMARY CHART

Feb 2025 - Bill in Drafting Phase in State of Texas: Bill To Repeal Real Estate Tax in Favor of the Uniform State Sales Tax

July 12, 2025 Draft - Bill to Repeal Real Estate Tax in Favor of Uniform Sales Tax, State of Texas

Compound Interest Calculator - Godley Texas School Bond Debt

Other Issues with CADs & ISDs Contributing to Property Tax Valuation Fraud

Video Link - Property Tax is Fraud : This is How They Spend Our Money

Estimated Monthly Bond Debt per Household, sampling of Texas School Districts

Short List of School Bond Debt in Texas- Revision Update

Itasca School District, Hill County Texas: School Bond Debt & "Green Energy" Contracts

Cover Letter to Criminal Complaint

Criminal Complaint Filed February 2025
Mashburn's Letter Responding to District Attorney Pratt's Refusal to Process Criminal Complaint

CommonSenseLaw.org

ISD's Chapter 313 & JETI Agreements Subsidizing Big Business

CommonSenseLaw.org

Texas launches new property tax incentive program to lure new business, Texas Tribune 2/22/24

Chapter 313's Replacement: Better in Some Ways, Worse in Others, 9/15/23

Tarrant County ISD's Object to Freezing Property Values, Fearing Operating Shortfalls from Lowered State Funding

Tarrant Appraisal District approves new reappraisal plan over protests of school districts, by Emily Wolf

Arlington joins Fort Worth in protest of Tarrant reappraisal plan, budget, by Emily Wolf

Tarrant Appraisal District budget passes despite protest from school districts, by Emily Wolf

Reappraisal Plan takes center stage as TAD Board Members are selected, by Emily Wolf

School Funding Issues & Closures Across Texas (sampling)

LISD $15M Shortfall, Community Impact, May 4, 2024

North Texas school districts stretching financially, 8/9/24
Most Central Texas school districts are facing budget shortfalls, 8/21/24

Texas lawmakers weigh in on school budget deficits, 8/24/24

These 8 charts explain what's straining Texas school budgets 10/3/2024

School closures loom, Community Impact FM-HV-Argyle Edition, Nov 6 - Dec 5

Bond Proposals & Bonds Rejected (sampling)

LISD asks voters to OK $102M bond, Community Impact, April 2024

10 North Texas school districts put tax & bond propositions on Nov 5 ballot, 10/29/24

Voters mostly reject North Texas school district bond proposals, 11/6/24

Six North Texas school bonds fail, CBS News Texas asks why, 11/6/24

Article by Mitchell Vexler - Bond Values & Property Tax Valuations

Protest Issues with Appraisal District & Appraisal Review Board (ARB)

Taxpayer Bullied at Montgomery Central Appraisal District in Conroe, Texas

Travis Spencer, Real Estate Mindset Video - July 7, 2025 - I Protested My Property Tax Then the Cops Showed Up

Travis Spencer, Real Estate Mindset Video - July 15, 2025 - Physically Assaulted for Protesting My Property Taxes

Travis Spencer, Real Estate Mindset Video - July 16, 2025 - Forced to Sell my Home Under Threat of Arrest

Travis Spencer, Real Estate Mindset Video - July 17, 2025 - FORCED OUT of my HOME: Property Tax CRIME

Travis Spencer, Real Estate Mindset Video - July 18, 2025 - PROPERTY TAX REVOLT - Software Fraud

Below is a sample list of inappropriate encounters that taxpayers from Texas, and across the county, have had while protesting property values. It was compiled from the MANY emails, calls & phone messages received, along with Mockingbird's own first-hand experience.

RPA or ARB members used abusive language & behavior with property owners.
RPAs acted rude in informal protest meetings and refused to consider any of property owner(s) evidence supporting a lower value.
Extreme time limits were placed on taxpayer protest hearing presentations, not enough time to provide information to ARB panel.
Taxpayer was interrupted multiple times during presentation to ARB and then cut off and unable to finish.
RPA (CAD representative) makes up rules on what is a comparison property "on the fly".
CAD-RPA says they are using comparable properties when they are not using true comparable properties.
CAD-RPA & ARB refuse to accept outside appraisal as taxpayer's evidence of value.
RPA introduced new evidence that was not provided prior to hearing where evidence was requested in advance by taxpayer (Texas 14 day rule).
RPA presenting CAD evidence in hearings did not prepare the evidence or do the property's appraisal.
RPA says they have to have "more" than last year (have to have a higher value than last year).
Property Tax Professionals get "deals" on all properties they represent, ignoring individual & specific characteristics affecting a property's value.
ARB states that the CAD did not have evidence to support the increase and that taxpayer made a good case, but they have to be fair to district & can only provide a partial reduction in value.
RPA & ARB ignore actual comparable sales values presented.
CAD tells property owner they cannot protest the value of land on which the home sits, "this is not a land hearing".
RPA coerces taxpayer into signing waiver on value, while threatening to reappraise home $40,000 higher, all of this, in front of the ARB.
Home owners are told the values and taxes have to be raised in order to meet budget for tax revenue collection.
In panel of 3 ARB members, the ARB Chair over-rode the other 2 ARB members who supported a lower property value.
ARB panel member stated during hearing that he is not good with math, while taxpayer presents analysis on a commercial property valuation.
RPA in informal protest meeting produced a worksheet that supports the $750,000 value taxpayer has evidenced, but RPA does not disclose this, he hides this, and offers to settle at $1,000,000. (Lawsuit discovery uncovered this hidden RPA document.)
When ARB questioned the CAD RPA on how a previous year's value was reduced to $1 mil when the notice value was $3 mil, the RPA tells the ARB that the information the taxpayer provided in the hearing was invalid. (Says the taxpayer was lying !!)
RPA (CAD representative) told the ARB panel members that the property's prior year value(s) should not be considered for current year because the taxpayer fought to get them reduced. (Violates Texas Property Tax Code 23.01(e)).
ARB panel members consider the RPA-CAD evidence as "better evidence" even when it's been disproven by property owner.
RPA or CAD representatives have contacted taxpayer(s) for an informal protest meeting to "work out a number".
RPA tells the taxpayer they are not allowed to discuss the prior reduced value received in formal/legal appeal process with ARB panel.(Texas 23.01(e))