Property taxes are the number one financial surprise for buyers relocating to San Antonio from other states — and understanding them before you buy is essential for accurate budget planning. Texas has no state income tax, which is one of its most celebrated financial advantages. The trade-off is that property taxes are higher than in most states — and in Bexar County, where San Antonio sits, they represent a meaningful monthly cost that directly affects how much home you can afford. This complete guide covers everything San Antonio buyers need to know: how the Bexar County system works, current rates, the exemptions that can dramatically reduce your bill, the new 2025 legislative changes, and how San Antonio compares to surrounding suburbs.
Written by Brock Bremmer, Real Estate Agent | eXp Realty | San Antonio Metro Area
The Quick Answer: What Are Property Taxes in San Antonio?
San Antonio’s effective property tax rate is approximately 1.55% of assessed value for the median homeowner with a homestead exemption — based on actual Bexar County property records (Source: Ownwell, 2025). The combined rate before exemptions for a typical San Antonio homeowner is approximately 2.27% of taxable value — spread across six county-wide taxing entities plus your school district (Source: Ballard Property Tax Protest, February 2026).
The good news: San Antonio homeowners have seen their median annual tax bill drop approximately 20% since 2022 — falling from roughly $8,206 to approximately $6,576 — thanks to the state’s expanded homestead exemption and the City of San Antonio doubling its local exemption to 20% (Source: Ballard Property Tax Protest). The 2023–2025 Texas reform cycle represents the largest property tax relief in state history.
| Effective rate with homestead exemption | ~1.55% of assessed value |
| Combined rate before exemptions | ~2.27% per $100 of taxable value |
| Median annual tax bill (2025–2026) | ~$6,576 (down ~20% since 2022) |
| School homestead exemption (2025) | $140,000 (raised from $100,000 — voter approved) |
| City of San Antonio homestead exemption | 20% of assessed value |
| Texas state income tax | None |
| Texas vs. national effective rate | TX: 1.48% | U.S.: 1.02% | San Antonio: 1.55% |
| 2026 appraisal cycle change | Bexar County moving to biannual appraisals in odd-numbered years |
How Bexar County Property Taxes Are Calculated
Understanding how your tax bill is built is the foundation for reducing it. Here’s the straightforward breakdown:
Step 1: Bexar Appraisal District (BCAD) Assesses Your Property Value
The Bexar Appraisal District appraises every property in the county annually — or beginning in 2026, biannually in odd-numbered years. The appraisal sets your property’s market value, which becomes the starting point for calculating your taxable value. BCAD appraisal notices typically go out in April each year. If your notice shows an increase you believe is inaccurate, you have until May 15 (or 30 days from the mailing date, whichever is later) to file a protest — more on that below.
Step 2: Exemptions Reduce Your Taxable Value
Exemptions are subtracted from your appraised value to arrive at your taxable value. This is where most homeowners find significant savings — the homestead exemption alone can reduce your taxable value by $140,000+ on the school district portion. Exemptions are addressed in detail in the section below.
Step 3: Multiple Taxing Entities Each Apply Their Rate
Your annual tax bill is not one charge from one office. It is the sum of rates levied by every taxing entity that covers your property. For a typical San Antonio homeowner in North East ISD, these six county-wide entities apply (Tax Year 2025 rates, Source: Alamo Tax Defense):
| City of San Antonio | $0.5416 per $100 |
| Bexar County | $0.2763 per $100 |
| University Health System | $0.2762 per $100 |
| Alamo Community College District | $0.1492 per $100 |
| Road and Flood Control | $0.0237 per $100 |
| San Antonio River Authority | $0.0183 per $100 |
| Non-school subtotal | ~$1.2853 per $100 |
| Your school district rate | Varies — NEISD and NISD carry slightly lower rates than SAISD |
Your school district is the biggest variable in your bill. Two homes with identical assessed values can see tax bills differ by $500 or more annually depending on which school district they fall in. NEISD and NISD carry slightly lower rates than SAISD, which matters for buyers comparing neighborhoods on the district boundary.
Step 4: Annual Bill Is Mailed — Due January 31
Tax bills are mailed in October and due January 31 of the following year. Penalty and interest begin February 1, starting at 6% and increasing each subsequent month. Most buyers with mortgage financing escrow their property taxes through their lender — the lender collects 1/12 of the estimated annual bill with each mortgage payment and pays the tax authority directly. This is the most common and recommended approach for first-time buyers.
Real Dollar Examples: What Property Taxes Cost in San Antonio
Here’s what a typical San Antonio homeowner actually pays at different price points, with and without the homestead exemption:
| Home Value | Before Exemptions (~2.27%) | With Homestead (~1.55% effective) | Monthly Tax Escrow |
| $250,000 | ~$5,675/yr | ~$3,875/yr | ~$323/mo |
| $300,000 | ~$6,810/yr | ~$4,650/yr | ~$388/mo |
| $350,000 | ~$7,945/yr | ~$5,425/yr | ~$452/mo |
| $400,000 | ~$9,080/yr | ~$6,200/yr | ~$517/mo |
| $500,000 | ~$11,350/yr | ~$7,750/yr | ~$646/mo |
Note: These are estimates using approximate effective rates. Your actual bill depends on your specific school district, taxing entities, and exemptions filed. Always verify with BCAD for your specific address.
Important for buyers coming from other states: Property taxes in Texas are paid a year in arrears — meaning at closing, buyers typically receive a credit from the seller for the portion of the year the seller owned the home, and buyers take on responsibility for the full year’s tax bill payable the following January. Your lender and title company will calculate this at closing.
Property Tax Exemptions: How to Reduce Your Bill
Exemptions are the most powerful tool available to San Antonio homeowners — and many buyers don’t take full advantage of every exemption they qualify for. Here’s what’s available:
General Residence Homestead Exemption
The most important exemption — available to every Texas homeowner who uses the property as their primary residence. It doesn’t apply automatically; you must file with BCAD after closing. Filing deadline is April 30 of the tax year you’re claiming.
What the homestead exemption gives you:
- School district exemption: $140,000 off your taxable value for school district taxes (raised from $100,000 by voter-approved Proposition 4, now fully in effect)
- City of San Antonio exemption: 20% of your assessed value — one of the most generous city-level exemptions in Texas
- Bexar County exemption: Additional county-level reduction
- 10% annual value increase cap: Once you have a homestead exemption on file, your taxable value cannot increase more than 10% per year regardless of how much the market value rises — a critical protection in fast-appreciating markets
Filing is free and straightforward. Download the application at bcad.org or file online. Brock Bremmer reminds every buyer he works with to file immediately after closing — it’s one of the first financial tasks to complete as a new San Antonio homeowner.
Over-65 Exemption
Homeowners who are 65 or older qualify for a significant additional exemption and — most importantly — a school district tax freeze. Once the freeze is in place, your school district taxes cannot increase regardless of how much your property value rises. This is one of the most valuable financial protections available to Texas seniors and a major reason many retirees choose to plant roots in San Antonio rather than renting.
- File with BCAD — eligible the year you turn 65
- Tax freeze is transferable if you move to a new primary residence within Texas
Disabled Person Exemption
Homeowners who qualify as disabled under Social Security Administration guidelines are eligible for the same school district tax freeze as the Over-65 exemption — you don’t have to be 65 to qualify. The disabled person and Over-65 exemptions cannot be combined for the school freeze, but you may qualify for both individual exemptions.
Disabled Veteran Property Tax Exemption
Texas offers one of the most generous disabled veteran property tax exemptions in the country — and it’s available to any veteran with a service-connected disability rating, not just San Antonio-area veterans. This is a major financial advantage for the large military and veteran community in the San Antonio metro:
| Disability Rating | Exemption Amount | Annual Savings (est.)* |
| 10%–29% | $5,000 off taxable value | ~$113/year |
| 30%–49% | $7,500 off taxable value | ~$170/year |
| 50%–69% | $10,000 off taxable value | ~$227/year |
| 70%–99% | $12,000 off taxable value | ~$272/year |
| 100% (or Individual Unemployability) | Full property tax exemption | $6,576+/year — entire bill |
*Savings estimates based on ~2.27% combined rate on the exemption amount. Actual savings vary by taxing entities and other exemptions.
A 100% disabled veteran pays zero property taxes on their primary residence in Texas — a benefit worth $6,500–$15,000+ annually depending on home value. This exemption applies to the Bexar County portion but also to the school district portion, creating full relief. Apply through BCAD with a copy of your VA disability award letter. The exemption does not apply automatically — you must file.
For VA buyers considering San Antonio, the combination of zero down payment (VA loan), no PMI, and zero property taxes (100% rating) can make the monthly cost of homeownership genuinely comparable to or below renting. Brock Bremmer, a U.S. Air Force Reserves veteran, works with veterans throughout the San Antonio metro and helps them understand every financial advantage available. See our complete VA loan guide and VA buyer resources for more.
Surviving Spouse Exemption
Unremarried surviving spouses of veterans who died in service or from a service-connected disability may qualify for the same 100% property tax exemption as the veteran. Unremarried surviving spouses of first responders killed in the line of duty also qualify. Apply through BCAD.
How San Antonio Property Taxes Compare to Surrounding Suburbs
One of the most important decisions buyers face is understanding how property taxes vary across the metro — because the differences are significant and affect long-term affordability.
| Location | County | Effective Rate (est.) | Annual Tax on $350K Home |
| San Antonio (city) | Bexar County | ~1.55% (with homestead) | ~$5,425/yr ($452/mo) |
| Stone Oak / NEISD | Bexar County | ~1.55%–1.8% | ~$5,425–$6,300/yr |
| Boerne | Kendall County | ~1.5%–1.8% | ~$5,250–$6,300/yr |
| Schertz / Cibolo | Guadalupe County | ~1.6%–2.0% | ~$5,600–$7,000/yr |
| New Braunfels | Comal County | ~1.21% | ~$4,235/yr ($353/mo) |
| Helotes (in SA city) | Bexar County | ~1.55%–1.8% | ~$5,425–$6,300/yr |
The clear standout: New Braunfels / Comal County at approximately 1.21% offers the lowest effective property tax rate of any major community in the San Antonio metro. On a $350,000 home, New Braunfels buyers save approximately $1,190–$2,765 per year compared to San Antonio — a difference of $99–$230 per month. Over a 10-year ownership period, that’s $11,900–$27,650 in cumulative savings. For the full New Braunfels vs Boerne vs San Antonio tax comparison, see our Boerne vs New Braunfels guide.
How to Protest Your Bexar County Property Tax Appraisal
Every San Antonio homeowner has the right to protest their annual appraisal — and it’s often worth doing, especially in years when the market has softened from the prior year’s values. Here’s how it works:
- When: Appraisal notices go out in April. Protest deadline is May 15 or 30 days after your notice mailing date, whichever is later
- How to file: Online at bcad.org, by mail, or in person at the Bexar Appraisal District office. Filing is free
- What to bring: Evidence that your appraisal exceeds market value — recent comparable sales (your agent can pull these), photos of condition issues, repair estimates if applicable
- What happens: You’ll receive an informal hearing with an appraiser first, then a formal Appraisal Review Board (ARB) hearing if needed. Many protests settle at the informal stage
- When it’s worth it: Protest is most valuable when your assessed value jumped more than 10% and/or is above what comparable homes have recently sold for. Protesting is free and takes 1–2 hours — meaningful savings are common
- Professional protest services: Companies like Ownwell and Alamo Tax Defense offer to protest on your behalf for a percentage of the savings achieved — no upfront cost. Worth considering for homeowners who don’t want to handle it themselves
2026 specific note: Bexar County Appraisal District has indicated it intends to freeze 2026 market values at 2025 levels — meaning appraisals for most properties won’t increase in 2026 even if market values have risen. This provides an additional year of stability for homeowners.
What Buyers Should Do at Closing and After
Here’s a simple property tax checklist for every San Antonio home buyer:
- At closing: Review the tax proration credit carefully — you should receive a seller credit for the portion of the year they owned the home
- Within 30 days of closing: File your homestead exemption application with BCAD at bcad.org — do not wait until tax time. The earlier you file, the sooner your 10% annual cap protection begins
- If you are 65 or older: File the Over-65 exemption at the same time — the school district tax freeze begins the year you file
- If you are a disabled veteran: File your disability exemption with your VA award letter — the savings are substantial and the exemption doesn’t apply automatically
- Every April: Review your appraisal notice when it arrives. If the value seems high relative to what comparable homes are selling for, file a protest by May 15
- Set up escrow through your lender: If your mortgage includes an escrow account (most do), your lender will collect and pay your property taxes — verify the escrow estimate is accurate at closing
Frequently Asked Questions: Property Taxes in San Antonio
What is the property tax rate in San Antonio?
The effective property tax rate in San Antonio for the median homeowner with a homestead exemption is approximately 1.55% of assessed value (Source: Ownwell, 2025). The combined rate before exemptions for a typical homeowner is approximately 2.27% — spread across the City of San Antonio, Bexar County, University Health System, Alamo Community College, Road and Flood Control, the River Authority, and your school district.
How much are property taxes on a $300,000 home in San Antonio?
On a $300,000 home with a homestead exemption, a typical San Antonio homeowner pays approximately $4,650 per year — or about $388 per month — in property taxes (using the approximate 1.55% effective rate). Without the homestead exemption, the bill would be closer to $6,810 per year at the 2.27% combined rate. The school district your property falls in affects the final amount — NEISD and NISD rates are slightly lower than SAISD.
What is the homestead exemption in San Antonio?
The homestead exemption reduces your taxable value in multiple ways. The school district exemption is $140,000 (raised from $100,000 by voter-approved Proposition 4, now in effect for Tax Year 2025). The City of San Antonio provides an additional 20% exemption on the city tax portion. Bexar County provides its own exemption on the county portion. These stack — you receive a separate exemption from each taxing entity. Filing is free at bcad.org and must be completed by April 30. Once filed, your taxable value is capped at a maximum 10% annual increase regardless of market value changes.
Do veterans pay property taxes in San Antonio?
Veterans with a 100% service-connected disability rating (or Individual Unemployability) pay zero property taxes on their primary residence in Texas — a benefit worth the entire annual tax bill, which averages approximately $6,576 for a typical San Antonio homeowner. Veterans with partial disability ratings receive scaled exemptions from $5,000 off taxable value (10%–29% rating) up to $12,000 (70%–99% rating). Apply through BCAD with your VA award letter — it does not apply automatically.
Are property taxes higher in San Antonio than in surrounding suburbs?
It varies by suburb. New Braunfels (Comal County) has the lowest effective rate in the metro at approximately 1.21% — meaningfully lower than San Antonio’s 1.55%. Boerne (Kendall County) is comparable to San Antonio at 1.5%–1.8%. Schertz and Cibolo (Guadalupe County) can run slightly higher at 1.6%–2.0%. The tax comparison is one of the most important factors in choosing between San Antonio proper and its suburbs — particularly for buyers considering New Braunfels specifically for its lower tax burden.
When are property taxes due in San Antonio?
San Antonio and Bexar County property tax bills are mailed in October and due January 31 of the following year. Penalty and interest begin February 1 at 6% and increase each subsequent month. Most buyers with mortgage financing have taxes escrowed through their lender, who collects 1/12 of the estimated annual bill with each mortgage payment and pays the tax authority directly.
Can I protest my property tax appraisal in San Antonio?
Yes — every Bexar County homeowner can protest their appraisal annually. The deadline is May 15 or 30 days from your notice mailing date. Protest is free and filed at bcad.org. Evidence of comparable lower sales in your area supports a successful protest. Many homeowners work with professional protest services that handle the process for a percentage of savings achieved at no upfront cost.
Questions About Your San Antonio Property Tax Bill?
Understanding property taxes is a critical part of budgeting accurately for homeownership in San Antonio — and Brock Bremmer walks every buyer through the complete cost picture before they make an offer. Brock Bremmer with eXp Realty works with buyers across all of San Antonio and the surrounding metro, helping them understand not just the purchase price but the true monthly cost of every home they consider.
- 📞 Call or text: 210-501-5088
- 📧 Email: [email protected]
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Brock Bremmer | eXp Realty | San Antonio, TX
Also see: Best Neighborhoods in San Antonio | Cost of Living in Boerne | Cost of Living in New Braunfels | VA Loan Guide