Bexar County Property Tax: What You'll Pay and How to Lower It

A single Bexar County tax bill bundles seven separate levies. Schools and the city take the largest bite, followed by Bexar County, the Road & Flood fund, University Health, Alamo Colleges, and the San Antonio River Authority.

Every entity sets its own rate and exemptions, but the homestead exemption delivers the biggest relief by far. Filing homestead paperwork on a primary residence in San Antonio routinely cuts $1,900 to $2,500 off the annual bill, making it the very first thing any owner-occupant should file.

Take a $300,000 home in San Antonio zoned to Northside ISD: with a homestead exemption you owe about $4,783 a year, but without one that bill shoots up to $6,871.

These examples use 2025 tax rates.

Because the state exemption knocks a flat dollar amount off your school taxes, it shields smaller budgets far more than expensive properties, which is why your effective tax rate creeps upward as the home price climbs.

If you browse national portals, you will likely see Bexar County's average rate cited near 1.54%, a number that trips up first-time buyers. That statistic averages in retired homeowners with frozen levies and long-held properties capped after years of appreciation. When a house changes hands, the appraisal resets near the sales price, meaning anyone planning their monthly payment around a 1.54% rule of thumb gets slammed by an escrow adjustment.

School districts inside of Texas will play a big role in your tax rate. Inside of counties in South Texas, the tax rate is usually 2.2% to 2.6% on the appraised value. The normal tax rates that you'll see are going to be through the county, county road and flood, the local health administration, local college, and the water authority, all within the city tax.

The city of San Antonio increased its tax rate for 2026. This was the city's first increase since 1992. Bexar County did not increase its rate.

Some school districts also had tax rate increases on the November 3, 2026 ballot, so it is important to check the final rate for the property you are buying.

If you live outside San Antonio city limits, you will not have the city's tax line on your bill. But that does not always mean your property taxes will be lower. Some newer neighborhoods have special improvement districts that can add another tax. Some areas outside the city can also have an emergency services district.

Rates by school district

Where you buy across the county dramatically shifts what you pay each month. Choosing a $300,000 home in Harlandale ISD instead of East Central ISD tacks on an extra $520 every year purely in property taxes. Always run the exact parcel through the Bexar Central Appraisal District (BCAD) portal before submitting a purchase contract so you know the precise district lines.

Why San Antonio property taxes run high

The state of Texas does not have a state income tax or a state property tax. Because of that local governments rely heavily on property taxes to pay for schools, roads, public services, and other programs. Your school district is usually one of the largest parts of a property tax bill. The city and county also make up a large part of the total.

Your property taxes are based on the value assigned to your home by BCAD. This value is based on the property's value as of January 1. Each taxing unit applies its own exemptions and tax rate to the taxable value. For example, let's look at a $300,000 home in Northside ISD inside San Antonio city limits with a homestead exemption:

This shows why the actual tax you pay can be lower than the simple 2.29% combined rate. The different exemptions reduce the amount of your home that each taxing unit taxes. It also explains why two homes with the same value can have different property tax bills. To try another price or turn exemptions on and off, use our Texas property tax calculator.

If you own and live in your home, you should apply for the homestead exemption as soon as possible. The application is free and you can file through BCAD. For many San Antonio homeowners the exemption can save around $2,000 per year.

Starting in 2025, Texas state law increased the school district homestead exemption to $140,000, up from $100,000. Other taxing units can also have their own exemptions.

To qualify for the homestead exemption you must own the home, live in the home as your primary residence, and not claim a homestead exemption somewhere else. You can file online through BCAD or use the Texas Comptroller Form 50-114. You will generally need a Texas driver's license or ID showing the property address. Active duty military members who do not have a Texas driver's license may be able to use other documents. Also do not pay a company to file your homestead exemption. BCAD does not charge for the exemption.

The normal deadline is before May 1 even though late applications may still be allowed in certain situations. If you buy a home after January 1, you may still qualify for the exemption for that year as long as the previous owner was not already claiming it. Once you have the exemption you do not have to apply again every year.

The homestead exemption also gives you an appraisal cap. Your appraised value generally cannot increase by more than 10% per year, not including certain improvements you make to the property. The cap starts after your first year with the exemption.

Bigger exemptions at 65 or with a disability

If you are 65 or older, you may qualify for an additional $60,000 school exemption. Other taxing units may also provide their own senior exemptions. On a $300,000 home these additional exemptions can save around $1,500 per year.

There is also the tax freeze. Once you qualify your school taxes generally cannot increase above the amount you paid in the year you qualified, except for improvements made to the property. Bexar County, the City of San Antonio, Alamo Colleges, and the Road and Flood Fund also have freezes. University Health and the San Antonio River Authority do not. Homeowners who qualify as disabled can receive the same $60,000 exemption and school tax freeze.

Disabled veterans may also qualify for additional property tax exemptions depending on the disability rating. A veteran with a 100% disability rating may qualify for a full property tax exemption on their homestead. And a surviving spouse may also be able to keep the exemption. If a buyer is using a VA loan, a payment with no tax line can stretch the price range they qualify for.

If you believe BCAD has valued your home too high, you have the statutory right under the Texas Tax Code to protest your property taxes. Filing a protest is completely free, and you do not need to wait for a mailed assessment notice to begin.

1. File your notice of protest online by May 15. Submit through the Bexar Appraisal District (BCAD) online portal or mail Texas Comptroller Form 50-132. The deadline is May 15 or 30 days after BCAD delivers your appraisal notice, whichever is later.
2. Request BCAD's evidence packet. Under Texas Tax Code Section 41.461, request the appraisal district's comparable sales data and valuation methodology at least 14 days before your hearing so you know their position.
3. Gather neighborhood comp sales and repair estimates. Identify similar homes nearby that sold for less around January 1. Document deferred maintenance, foundation movement, or roof damage with clear photos and licensed contractor repair bids.
4. Complete an informal review with a BCAD appraiser. Meet informally with a county appraiser online or by phone. Many Bexar County disputes settle at this stage with an agreed reduced market value without appearing before a board.
5. Present your evidence to the Appraisal Review Board. If you cannot reach an agreement during the informal review, present your documentation to a formal three-member citizen ARB panel. If still dissatisfied, binding arbitration remains available afterward.

If you already have a homestead exemption and your property is under the 10% appraisal cap, check your cap value before filing a protest. And if your new market value is still higher than the capped value, lowering the market value may not lower your tax bill. Filing a protest is free. Some property tax protest companies charge a fee or take a percentage of the savings they create.

Property tax statements are usually sent out in October. The full bill is due by January 31 and if you do not pay by January 31, penalties and interest begin on February 1:

You do not always have to pay the entire bill at once. Homeowners can use the half-payment plan by paying half by November 30 and the rest by June 30. Also, homeowners who are 65 or older, disabled, or disabled veterans may have additional payment options, including four payments or monthly payments. If you do not have a mortgage escrow account, you can also make monthly payments ahead of time through September 15.

You can pay online by eCheck for free or by card for a 2.10% fee. You can also pay by phone or in person. Bexar County no longer offers an early payment discount so paying in October does not give you a discount. If your mortgage is in escrow your mortgage company will normally pay the property taxes for you.

After principal and interest, property taxes are usually one of the biggest parts of your monthly mortgage payment. Your mortgage servicer collects money each month and puts it into your escrow account. The servicer then uses the money to pay your property tax bill when it comes due. Federal rules generally allow the servicer to keep up to 2 months of extra escrow funds as a cushion. Your escrow account is reviewed each year.

If your property taxes go up, your monthly mortgage payment can also go up. For example, if your tax bill increases more than expected, your escrow account may have a shortage. A smaller shortage may be collected quickly while a large shortage can usually be spread out over at least 12 months.

This is something many new owners do not expect. Your first property tax bill may be based partly on the seller's previous tax situation. The seller may have had a homestead exemption, a senior exemption, or a tax freeze. After you buy the property those benefits may no longer apply. The next year the property may be taxed based on its current value and your own exemptions. That can cause a large increase in your property tax bill. That is why buyers should estimate property taxes using the purchase price and the full tax rate for the property instead of simply using the seller's current tax bill. Our mortgage calculator lets you set that rate yourself.

New construction homes can also create a surprise tax bill. BCAD values property as of January 1st. If a home is still being built on January 1st, the first tax bill may be based mostly on the land and whatever improvements were completed by that date. The full value of the completed home may show up on the next year's tax bill. The 10% homestead cap does not protect you from increased cost by new improvements. Because of this, construction buyers should plan for the full property tax amount once the home is complete.

Because Texas collects property taxes in arrears, the seller credits you their prorated share of the year's taxes at closing. You will spot that credit offsetting your closing costs, while the servicer's initial tax cushion goes into your prepaid costs.