Key Takeaways
- Bexar County effective tax rate ~2.4%: On the $282K median San Antonio home, that is ~$6,768/year ($564/month) before mortgage or insurance
- BCAD appraisals rose 23% in one year: Many San Antonio homeowners saw tax bills jump $1,000+ overnight with no improvements to their property
- Texas penalty clock starts Feb 1: Penalties and interest reach 41.6% within 5 months of delinquency — then attorney fees pile on
- Protesting your BCAD appraisal saves $800+ on average: Over 50% of protests succeed, and filing costs nothing
- Selling through a marketplace preserves equity: Competing offers protect your equity far better than waiting for tax foreclosure
San Antonio is often called the most affordable major metro in Texas. That is true when you look at home prices alone. But Bexar County property taxes erode that advantage fast. At an effective rate of roughly 2.4%, the median homeowner pays $6,768 per year — $564 per month before mortgage, insurance, or repairs.
Making matters worse, the Bexar County Appraisal District (BCAD) raised appraisals 23% in a single year, pushing thousands of homeowners past their breaking point. With no state income tax, Texas leans on property owners to fund schools and services — and San Antonio residents feel that weight more than ever.
This guide breaks down the numbers, shows how penalties escalate, walks you through protesting your BCAD appraisal, and lays out every option when you cannot afford to stay.
San Antonio's Property Tax Burden by the Numbers
San Antonio home prices remain lower than Dallas, Houston, or Austin — but property tax rates are among the highest in the state. Here is what Bexar County homeowners face in 2026:
- Effective tax rate of approximately 2.4%: Bexar County's combined effective rate — including school districts, city, county, and special districts — sits around 2.4%, nearly three times the national average of 0.90%
- $6,768 per year on the median home: The median San Antonio home value of $282,000 produces a tax bill of roughly $6,768 annually — that is $564 every single month just in property taxes
- BCAD appraisals jumped 23% in one year: The Bexar County Appraisal District raised values across the board, pushing thousands of homeowners past their breaking point without any actual improvements to their properties
- Taxes can exceed mortgage payments on older homes: San Antonio is the only major Texas metro where property taxes routinely surpass the mortgage payment on homes built before 1980 — especially for owners who bought decades ago at much lower prices
Military homeowners at JBSA benefit from the homestead exemption and may qualify for additional disability-based relief. Governor Abbott's proposal to eliminate school property taxes could reduce bills by 40-50%, but it is not law yet. Do not delay action based on proposals that may never pass.
Bexar County vs. Surrounding Counties: Rate Breakdown
The San Antonio metro area stretches across multiple counties, and the differences in effective tax rates are significant. Where your property sits determines how much you pay — and moving just one county over can save you thousands per year.
| County | Effective Rate | Median Home Value | Annual Tax |
|---|---|---|---|
| Bexar County (San Antonio) | 2.40% | $282,000 | $6,768 |
| Guadalupe County (Seguin/Schertz) | 1.94% | $295,000 | $5,723 |
| Comal County (New Braunfels) | 1.82% | $365,000 | $6,643 |
| Kendall County (Boerne) | 1.73% | $410,000 | $7,093 |
| Medina County | 1.61% | $245,000 | $3,945 |
Bexar County carries the heaviest rate in the metro. Medina County offers the most relief at 1.61% — over $2,000 per year in savings on a comparable home. Guadalupe and Comal counties both come in under 2%, offering meaningful savings with easy commuting access to San Antonio. Kendall County has a lower rate but higher home values.
Moving just outside Bexar to Medina County saves approximately $2,228 annually on a $282,000 home. Over five years, that is more than $11,000.
How Fast Texas Tax Penalties Compound
Texas property taxes are due on January 31. Miss that deadline and penalties begin accruing on February 1 — escalating with brutal speed. Here is the exact schedule applied to a San Antonio homeowner's $6,768 tax bill:
| Month | Penalty | Interest | Total Added | $6,768 Bill Becomes |
|---|---|---|---|---|
| February | 6% | 1% | 7% | $7,242 |
| March | 7% | 2% | 9% | $7,377 |
| April | 8% | 3% | 11% | $7,512 |
| May | 9% | 4% | 13% | $7,648 |
| June | 12% | 5% | 17% | $7,919 |
| July 1+ | 12% | 5%+ | 17% + attorney fees | $9,581+ |
Notice the June jump: the penalty leaps from 9% to 12% when a tax attorney is assigned. After July 1, 15-20% in collection fees stack on top. That is how a $6,768 bill becomes $9,581 in five months — a 41.6% increase. Tax foreclosure sales in Bexar County occur the first Tuesday of every month at the courthouse, where your home can be auctioned for just the tax debt.
Your $6,768 San Antonio property tax bill becomes $9,581 in just 5 months — a 41.6% increase from penalties and interest alone. After July 1, attorney collection fees of 15-20% pile on top. Every month you wait costs you hundreds. If you are going to act — protest, payment plan, or sell — act now.
How to Protest Your BCAD Property Tax Appraisal
The Bexar County Appraisal District (BCAD) uses mass appraisal to value over 400,000 properties. Your home is not individually assessed — it is grouped with similar properties using statistical models that frequently overvalue homes by ignoring condition, outdated interiors, and neighborhood-specific factors.
Protest Deadline
You must file your protest by May 15 or 30 days after your notice of appraised value — whichever is later. You can file online at bexar.org. Missing this deadline locks you into BCAD's number for the entire year.
The Two-Step Protest Process
- Informal hearing: You meet with a BCAD appraiser to present your evidence and negotiate a reduced value. The majority of protests are resolved here — appraisers have authority to lower values when presented with solid data.
- Appraisal Review Board (ARB): If the informal hearing does not produce an acceptable result, your case goes to the ARB — a panel of citizens who review the evidence and issue a binding decision.
Over 50% of BCAD protests succeed, with average savings of $800 or more per year. That is money back in your pocket for filing a form and showing up with evidence.
Tips to Win Your BCAD Protest
- Gather comparable sales: Find 3-5 recent sales of similar homes in your area that sold below your appraised value. This is the most persuasive evidence you can bring.
- Document property condition: Photos of deferred maintenance, foundation issues, roof damage, outdated systems, or cosmetic problems all support a lower value.
- Check BCAD records for errors: Verify square footage, bedroom/bathroom count, lot size, and year built. BCAD records frequently contain mistakes that inflate your assessed value.
- Hire a protest firm on contingency: Companies will file and argue your protest for a contingency fee of 25-40% of savings — you only pay if they reduce your bill. For many homeowners, this is the easiest path to guaranteed savings.
A successful protest lowers your current-year tax bill immediately. Even if selling is your end goal, protesting first can save you $800+ that goes directly into your pocket at closing. There is no reason not to protest.
500+ San Antonio investors compete for your property. More competition = higher offers.
Get Competing Cash OffersThe True Cost of Owning a San Antonio Home in 2026
Property taxes alone are a heavy burden — but they are only part of the full cost of homeownership in San Antonio. Here is the complete annual stack for a typical Bexar County homeowner:
| Expense | Annual Cost |
|---|---|
| Property taxes (Bexar County) | $6,768 |
| Homeowners insurance | ~$4,800 |
| Maintenance and repairs | $2,500 - $4,000 |
| Total (before mortgage) | $14,068 - $15,568 |
That is $1,172 to $1,297 per month in non-mortgage costs. On older San Antonio homes built before 1980 — common on the south and west sides — maintenance costs trend higher due to aging foundations, outdated plumbing, and roof replacements.
Many San Antonio homeowners spend 40% or more of income on total housing costs. At that level, a single setback — job loss, medical bill, or major repair — can trigger tax delinquency. If non-mortgage housing costs exceed $15,000 per year, it is worth asking whether staying makes financial sense.
Your Options When Property Taxes Become Unaffordable
If Bexar County property taxes are straining your finances — whether you are already behind or you see it coming — here are your five options, from least to most drastic:
Option 1: Protest Your BCAD Appraisal (Save $800+)
As detailed in the protest section above, over 50% of BCAD protests succeed. Filing costs nothing, and average savings exceed $800 per year. Even if you are already delinquent, a successful protest reduces your current-year bill. File by May 15 at bexar.org or hire a firm on contingency.
Option 2: Apply for Every Exemption You Qualify For
- Homestead exemption: Removes $100,000 from your taxable value for school district taxes. You must apply — it is not automatic.
- Over-65 exemption: Additional exemption plus a school district tax ceiling — your school taxes freeze at the level when you turned 65, regardless of future appraisal increases
- Disability exemption: Similar benefits to the over-65 exemption for homeowners with qualifying disabilities
- Disabled veteran exemption: Partial or full exemption based on VA disability rating. San Antonio has one of the largest military populations in the country. Veterans rated 100% disabled pay zero property tax on their homestead.
Option 3: Set Up a Payment Plan (12-36 Months)
Bexar County offers payment plans for delinquent taxes, typically spanning 12 to 36 months. This keeps your property off the tax sale list while you catch up. Penalties and interest continue to accrue on the unpaid balance, and you must stay current on all new tax bills.
Option 4: Tax Deferral for Seniors and Disabled Homeowners
If you are 65 or older or have a qualifying disability, Texas law allows you to defer property tax collection on your homestead. The taxes still accrue with interest, but the county cannot foreclose while the deferral is active. This delays the problem rather than solving it, but it provides critical breathing room.
Option 5: Sell Through a Marketplace
For homeowners who are significantly behind, cannot realistically catch up, or simply cannot afford the total cost of ownership in Bexar County, selling is often the smartest financial decision. A marketplace sale with competing investors means multiple offers driving the price up — not a single lowball from a "we buy houses" company. Back taxes are paid from sale proceeds at closing. You close in 7-14 days and walk away with your equity intact.
When Selling Makes More Financial Sense Than Staying
Let's run the actual numbers for a San Antonio homeowner facing delinquent taxes. This is the math thousands of Bexar County homeowners are doing right now.
The Scenario
- Home value: $280,000
- Delinquent taxes + penalties: $10,000
- Annual holding cost (taxes + insurance + maintenance): $15,000+
Path A: Traditional Sale Through a Real Estate Agent
- List price: $280,000
- Average days on market in SA: 55+
- Holding costs during 3-month process: ~$4,100
- Agent commission (5-6%): -$16,800
- Delinquent taxes (growing during wait): -$10,800
- Closing costs and concessions: -$2,500
- Net after ~3 months: ~$249,000
- Risk: buyer financing falls through, repair demands, additional delays
Path B: Marketplace Sale to Competing Cash Buyers
- Offer range (80-87% of value): $224,000 - $245,000
- Time to close: 14 days
- Delinquent taxes paid from proceeds: -$10,000
- Commissions: $0
- Closing costs to you: $0
- Net in 14 days: $214,000 - $235,000
- Risk: essentially none — cash, no financing contingency
Closing the Gap
The traditional path appears to yield more at first glance. But factor in the realities:
- 3 months of holding costs avoided: $3,750+ in taxes, insurance, and maintenance you do not pay
- No $16,800 commission: Money straight out of your pocket on the traditional route
- No penalty growth: Your $10,000 tax debt stops growing the moment you close
- Certainty vs. risk: Cash closes. Agent-listed sales fall through 15-20% of the time. Every failed deal restarts the clock.
When you account for holding costs, zero commissions, and elimination of risk, the gap is much smaller than it appears — and the marketplace path delivers money in 14 days instead of 3+ months.
Frequently Asked Questions
What is the property tax rate in Bexar County?
Bexar County's effective rate is approximately 2.4%, combining school district, city, county, and special district levies. On the median San Antonio home valued at $282,000, that is roughly $6,768 per year or $564 per month. Rates vary slightly by school district and taxing jurisdiction, but 2.4% is a reliable estimate for most Bexar County homeowners.
How do I protest my BCAD property tax appraisal?
File a Notice of Protest by May 15 or 30 days after your appraisal notice, whichever is later. File online at bexar.org. You attend an informal hearing first, then the Appraisal Review Board (ARB) if needed. Over 50% of protests succeed with average savings of $800+. You can hire a protest firm on contingency — paying 25-40% of savings only if they reduce your bill.
What happens if you don't pay property taxes in Bexar County?
Penalties compound from 7% in February to 41.6% by July. After July 1, attorney collection fees of 15-20% are added. Eventually, Bexar County files a lawsuit and your property is auctioned at tax foreclosure on the first Tuesday of the month at the courthouse. You lose your property and potentially all equity.
Do military homeowners get property tax breaks in San Antonio?
Yes. Military homeowners at JBSA can claim the homestead exemption ($100,000 off school district taxable value). Veterans with VA disability ratings receive additional exemptions. Veterans rated 100% disabled are exempt from property taxes entirely on their homestead. Surviving spouses of disabled veterans may also qualify.
Can I sell my San Antonio house if I owe back taxes?
Yes. Back taxes, penalties, and interest are paid from sale proceeds at closing through the title company. You do not need cash upfront. Many San Antonio cash buyers work with tax-delinquent properties and close in 7-14 days, stopping the penalty clock before it costs you more.
See What San Antonio Investors Will Pay for Your Home
- 500+ investors compete — not one lowball offer
- Sell as-is — no repairs, no cleaning, no staging
- Close in 7-14 days — or on your timeline
- No fees or commissions — keep your full offer
- Zero obligation — just see what investors will pay
Disclaimer: This article is for informational purposes only and does not constitute legal, tax, or financial advice. Property tax laws, penalties, and procedures vary by county and may change. Consult with a Texas real estate attorney, tax professional, or your county tax office for advice specific to your situation. Texas property tax law is governed by the Texas Property Tax Code.