To protest your property value in Bexar County, file a protest with the Bexar Appraisal Review Board by May 15, or 30 days after your Notice of Appraised Value was mailed if that’s later. Most homeowners file online through Bexar Central Appraisal District’s (BCAD) portal using the Owner ID and PIN on their notice, then work through an informal conference with an appraiser and, if needed, a formal hearing. Here’s each step, using BCAD’s and the Texas Comptroller’s own guidance, so you’re ready when notices go out next spring.
Brock Bremmer | U.S. Air Force Reserves Veteran | Real Estate Agent | eXp Realty | San Antonio Metro Area
Home Buyer & Seller Specialist
Also see: San Antonio Property Taxes | Why Your Payment Goes Up After a New Build | Cost of Living in San Antonio
What Can You Protest, and Who Decides?
The Texas Comptroller says you can protest if you disagree with the appraisal district’s value or any of its actions on your property, such as errors in the records or an exemption decision. Your protest goes to the Appraisal Review Board (ARB), a panel BCAD describes as trained, independent citizens who act as neutral decision-makers.
One thing to know going in: the ARB rules on value, not your tax rate. The Comptroller notes that neither the ARB nor the appraisal district sets your taxes. Your city, county, school district, and other taxing units do that.
When Is the Bexar County Protest Deadline?
BCAD lists the deadline as May 15 for most owners. If May 15 falls on a weekend or holiday, it moves to the next business day. If your notice was mailed after April 15, you have 30 days from the date printed on the notice, whichever is later.
Two details catch people:
- Waiting on a PIN doesn’t extend the deadline. BCAD says requesting your Owner ID or PIN won’t buy you more time.
- No notice doesn’t mean no protest. You can still file if you didn’t get a notice. Look up your value with BCAD’s property search at bcad.org.
Under Tax Code Section 25.19, appraisal districts send notices for single-family homes by April 1 or as soon as practicable after. BCAD says its online protest section usually opens in mid-April, when notices are mailed.
How Do You File a Protest With BCAD?
BCAD calls its Online Services Portal the most convenient way to file. You’ll need the Owner/Agent ID and PIN printed at the top of your Notice of Appraised Value, and BCAD says a prior year’s notice works too. If you don’t have them, call BCAD at 210-242-2432. For security, BCAD only mails that information to the owner.
You can also file through BCAD’s Help Center, or by mail, fax, or in person at 411 N. Frio Street in San Antonio. The form is Form 50-132, Property Owner’s Notice of Protest. The Comptroller notes that a written protest doesn’t have to use that form if it identifies the property, the owner, and what you disagree with.
What Evidence Should You Gather?
The Comptroller says you can’t just tell the ARB the value is wrong. You have to show it. Its list of useful evidence includes:
- Photos of your home and comparable homes
- Receipts or estimates for repairs
- Sales price documents, such as listings and closing statements
- Surveys, engineering reports, and blueprints
- Median appraisal calculations, if you’re arguing your value isn’t equal and uniform with similar homes
Recent sales of homes like yours, close by and close to January 1, usually tell the clearest story. Texas appraises property at market value as of January 1, so that’s the date that matters.
What Happens at the Informal Conference?
After BCAD loads your protest, it mails a letter on how to schedule an informal conference with an appraiser. Residential owners self-schedule through BCAD’s Appointy system, generally available from May through August. Conferences are by phone or Zoom, and BCAD says its appraisers call from 210-750-9398.
You submit your evidence, the appraiser compares it with BCAD’s data, and the appraiser may offer to adjust the value. If you agree, the value is changed and the protest ends. If not, it moves to a formal ARB hearing.
How Does the Formal ARB Hearing Work?
The Comptroller says the ARB must send your hearing notice at least 15 days in advance. At the hearing, you can choose to present first or let the district go first. BCAD says its representative will explain its evidence and make a settlement offer. You can accept it and sign a value agreement, or ask the ARB to decide.
If you attend by phone or Zoom, BCAD says Texas law requires your evidence to come with a notarized Affidavit of Evidence (Form 50-283) or an unsworn declaration. Without one, the ARB can’t consider your documents. BCAD asks for both at least 48 hours before the hearing, uploaded through the portal if you filed online.
If the ARB decides, BCAD mails a board order within 30 days. The Comptroller says you then have 60 days to appeal to district court, or to request binding arbitration, which is available for any residence homestead regardless of value.
Should You Protest the First Year After Buying a New Build?
It’s worth a careful look. Here’s why the first full year is different:
- The 10% cap starts later. The Comptroller says the homestead cap takes effect January 1 of the tax year after you qualify for the exemption. Before that, the value can jump.
- New improvements aren’t capped. A finished house added since the last appraisal counts as a new improvement, at market value.
- Your contract is evidence. Your closing statement and the builder’s price sheet show what the home actually sold for, including incentives.
For rental property you own, the Comptroller lists a separate 20% “circuit breaker” limit for non-homestead property valued at $5,320,000 or less in 2026, and says that limit expires December 31, 2026.
If you’re still shopping for a new build, here’s what to expect when you close: What Actually Happens on Closing Day When You Buy New Construction in San Antonio.
Frequently Asked Questions: Bexar County Property Tax Protests
What is the deadline to protest property taxes in Bexar County?
For most owners it’s May 15, or the next business day if May 15 falls on a weekend or holiday. If your Notice of Appraised Value was mailed after April 15, BCAD says the deadline is 30 days from the date on the notice, whichever is later.
Can you protest your Bexar County value online?
Yes. BCAD’s Online Services Portal opens when notices are mailed, usually mid-April. You’ll need the Owner/Agent ID and PIN from your Notice of Appraised Value, and you can upload evidence there too.
Ready to Talk About Your Home’s Value?
Brock Bremmer with eXp Realty is a U.S. Air Force Reserves veteran who has helped buyers and sellers close 120+ homes across the San Antonio metro. He helps homeowners pull recent comparable sales, understand their market value, and plan for property taxes when buying or selling in Bexar County.
- 📞 Call or text: 210-501-5088
- 📧 Email: [email protected]
- 📅 Schedule a free consultation
Also see: How to Sell Your Home in San Antonio | When to Refinance Your San Antonio Home | How to Check a Flood Zone
Sources: BCAD, How to File a Protest; BCAD, Informal and Formal Protest Hearing Process Explained; BCAD, Appointy Scheduling for Residential Protests; BCAD, Submitting Evidence for a Telephone or Zoom ARB Hearing; Texas Comptroller, Appraisal Protests and Appeals; Texas Comptroller, Valuing Property.