Medina County is the SA metro’s most accessible west corridor county for buyers who have done their tax homework — a base effective rate that is among the lowest in the region, no city tax for many Castroville-area properties outside city limits, and a homestead exemption structure that meaningfully reduces the annual bill for primary residence owners. Medina County’s median effective property tax rate is approximately 1.10% at the county level — though the combined effective rate including school district, city, and any special district overlays runs higher in practice, typically in the 1.49%–1.71% range that Medina County has historically maintained for most residential addresses. The school district assignment is the most consequential variable — Medina Valley ISD’s TEA “D” rating versus Hondo ISD, Lytle ISD, or Northside ISD addresses in the county’s eastern edge creates meaningfully different tax and demand pictures for the same Medina County address. This guide covers what buyers evaluating Castroville, Hondo, and surrounding Medina County communities need to know before making an offer.
Brock Bremmer | Real Estate Agent | eXp Realty | San Antonio Metro Area
West Corridor and Medina County Specialist
Also see: Living in Castroville | Cost of Living in Castroville | How to Buy in Castroville
The Medina County Taxing Entity Stack
Every Medina County property is taxed by a combination of these entities:
- Medina County base rate: The county-wide levy applying to all properties. Medina County offers a $15,000 homestead exemption and an additional $10,000 over-65 exemption. The county base rate is one of the more favorable in the SA metro
- School district: The most consequential variable in most Medina County addresses. Districts serving the county include: Medina Valley ISD (eastern Medina County, including Castroville), Hondo ISD (Hondo and surroundings), Lytle ISD (northeast area), D’Hanis ISD, Natalia ISD, Devine ISD, Utopia ISD, and Northside ISD (easternmost edge, near Bexar County line). Northside ISD addresses in Medina County are a small minority but carry a different rate and demand profile than Medina Valley ISD addresses
- City levies: City of Castroville, City of Hondo, City of Devine, City of Lytle — apply only to properties within respective city limits. City of Castroville offers a $10,000 homestead exemption and freeze for over-65 residents. Many Castroville-area properties marketed as “Castroville” are outside city limits and do not pay the city levy — verify at medinacad.org
Effective Rate Ranges — Medina County by Location
- Castroville area (Medina Valley ISD, within city limits): Combined effective rate approximately 1.49%–1.71% — Medina County base + Medina Valley ISD levy + City of Castroville municipal rate. Among the most affordable combined rates in the SA metro for an established community with a National Register historic district
- Unincorporated Medina County (Medina Valley ISD, no city): County base + school district only — no city levy. Slightly lower than in-city Castroville addresses. Many rural and acreage properties in the Castroville corridor fall in this lower-rate category
- Hondo area (Hondo ISD): Combined rate varies by city/non-city status. Hondo is Medina County’s second city — buyers evaluating Hondo should verify the complete rate stack at medinacad.org
- Northside ISD border area: The small number of Medina County properties in the NISD boundary near the Bexar County line carry Northside ISD’s levy — a different rate structure than the county’s primary districts. Verify at medinacad.org for any address near the eastern county edge
- 2025 county rate increase: For the 2025 tax year, Medina County implemented a 9.84% increase in its tax rate, adding approximately $5.20 annually per $100,000 of assessed home value for maintenance and operations. Verify current adopted rates at medinacad.org before finalizing budget calculations
Medina County-Specific Buyer Considerations
Historic district exterior review
Castroville’s National Register of Historic Places designation means properties within the historic district boundary may be subject to exterior modification review requirements. While this is primarily a regulatory consideration rather than a direct tax variable, it affects renovation budget planning and can influence property values in ways that buyers should understand before closing. Historic designation sometimes enables historic tax credits for qualifying renovation projects — consult a CPA familiar with Texas historic property tax incentives for properties within the district boundary.
Medina River flood zones
Properties near the Medina River corridor — including some Castroville properties — may fall within FEMA flood zones requiring flood insurance. Flood insurance premiums of $800–$3,000+ annually represent a meaningful addition to carrying cost that standard property tax discussions don’t capture. Verify flood zone designation at msc.fema.gov for any Castroville or Medina River-adjacent property before finalizing your budget. Flood insurance is not included in the property tax calculation but should be in your total carrying cost estimate.
Medina Valley ISD TEA rating context
Medina Valley ISD’s TEA “D” rating is the most significant demand variable affecting property values in the Castroville market. Most Castroville residential addresses fall within MVSD — and the school district’s performance rating is the primary reason Castroville home prices remain accessible relative to SA metro alternatives at comparable distance from downtown. Buyers with school-age children should research private school alternatives (approximately $8,000–$15,000 annually at local private schools) and factor that cost into the total carrying cost comparison versus NISD or NEISD alternatives closer to SA.
Ag exemption rollback awareness
Medina County’s rural character means many properties carry or have historically carried agricultural tax exemptions. When ag-exempt land converts to residential use, Texas law triggers a rollback tax covering the previous 3–5 years of tax savings — a liability that can transfer to a buyer in some transaction structures. Brock reviews ag exemption history on any Medina County property before recommending an offer, particularly for acreage, rural, or rural-adjacent purchases.
Homestead Exemptions in Medina County
- Standard state homestead exemption: $140,000 reduction in school district taxable value (2026 — increased from $100,000 following Proposition 13). File Form 50-114 at medinacad.org — deadline April 30, late applications through January 31 of following year
- Medina County homestead: $15,000 off assessed value from Medina County. File with the same Form 50-114
- City of Castroville homestead: $10,000 off taxable value from the City of Castroville, with a freeze for over-65 residents. In-city Castroville properties benefit from both the county and city exemptions
- 10% annual cap: Once homestead exemption is filed, Medina County is limited to 10% annual assessment increases regardless of market appreciation. File immediately after closing
- Disabled veteran exemptions: Graduated 10%–100% VA disability exemptions — 100% disability exempts the primary residence from all property taxes statewide
Annual Tax Bill Examples — Medina County
| Location | Home value | Est. effective rate | Annual bill (no exemption) | Annual bill (homestead est.) |
| Castroville (MVSD, city limits) | $280,000 | ~1.65% | ~$4,620 | ~$2,875 (est.) |
| Unincorporated (MVSD, no city) | $280,000 | ~1.49% | ~$4,172 | ~$2,550 (est.) |
| Hondo area (Hondo ISD) | $220,000 | ~1.60% | ~$3,520 | ~$2,125 (est.) |
Estimates — verify at medinacad.org. Flood insurance if applicable is a separate carrying cost not reflected above.
Frequently Asked Questions: Medina County Property Taxes
What is the property tax rate in Medina County?
Medina County’s median effective property tax rate is approximately 1.10% at the county base level — combined effective rate including school district, city, and any special district overlays typically runs 1.49%–1.71% for most Castroville-area residential addresses. The 2025 tax year reflected a 9.84% increase in county operations rate. Verify current adopted rates at medinacad.org for your specific address.
How does Medina Valley ISD affect property values in Castroville?
Medina Valley ISD’s TEA “D” rating is the primary reason Castroville home prices remain accessible relative to SA metro alternatives at comparable distance. Buyers with school-age children should research private school alternatives and factor annual tuition ($8,000–$15,000 at local private schools) into the total cost comparison. The school district is the most significant demand variable affecting Castroville’s resale market — properties in the small Northside ISD boundary area within Medina County carry a different demand and value profile.
How do I file a homestead exemption in Medina County?
File Form 50-114 at medinacad.org. Must own and occupy as primary residence as of January 1. Deadline April 30, late applications through January 31 of following year. Standard state exemption reduces school district taxable value by $140,000 (2026). Medina County also exempts $15,000 and the City of Castroville exempts $10,000 for in-city properties. File immediately after closing.
Questions About Your Medina County Tax Situation?
Brock Bremmer with eXp Realty verifies the complete Medina County tax entity stack, reviews ag exemption history on rural and rural-adjacent properties, coordinates flood zone verification, and provides school district context for every Medina County buyer.
- 📞 Call or text: 210-501-5088
- 📧 Email: [email protected]
- 📅 Schedule a free consultation
Also see: Property Taxes in San Antonio | Property Taxes in Kendall County | Living in Castroville