With the deadline to protest your property value quickly approaching, the City of San Antonio is hosting workshops to help local residents understand what exemptions are available to homeowners and how to potentially lower their taxes.
Property taxes are yearly payments owed to local government agencies based on your home’s appraised value. These funds go toward schools, public safety, roads, health care and other services. Most San Antonio-area residents fall under the Bexar Appraisal District, managed by a nine-member board.
Day-to-day operations of the appraisal district are run by the Chief Appraiser, Rogelio Sandoval, whereas the Tax Assessor-Collector, Albert Uresti, is responsible for assessing property taxes based on the value and exemptions set by the appraisal district, using the tax rates chosen by local governments. Property values within the Bexar Appraisal District are assessed each year.
This year, the deadline to file a property tax protest with the appraisal district is May 15. A protest is when a homeowner challenges the appraised value of their property, usually because they believe it’s too high.
Typically, protesting one’s property value within the Bexar Appraisal District must be done on an annual basis, just like the property value assessment. In 2024, the appraisal district received 186,000 protests, of which about 156,000 were for residential properties.
However, discussions began last fall within the appraisal district’s board to skip a year of appraising properties in which the owner has successfully challenged their valuation. When the appraisal district approved its new policies earlier this month, though, public school administrators and municipal government leaders turned out in force to lobby against the change.
Still, the board approved the one-year appraisal reprieve with unanimous support. That means residents who are able to successfully challenge their valuation in 2025 will see that lowered market value roll over to 2026, but the board will need to re-approve this measure if it is to continue in the future.
The appraisal calendar
Notices from the Bexar Appraisal District were mailed out by April 11 to 390,000 property owners. Notices are sent only if a property’s appraised value increased by $1,000 or more from the previous year. Property owners who didn’t receive a notice either had their property’s value remain the same or decrease.
The appraisal notice will show a breakdown of the property’s appraised value. The appraised value is equivalent to the market value of a home; basically, this is what the property could currently sell for.
The notice breaks down which entities are taxing the property — locally, it may be the county, city, San Antonio River Authority, Alamo Colleges District, Bexar County Hospital District, and the nearest public school district.
It also shows the exemption amount, should one apply, the property’s taxable value, and the previous year’s information.
Exemptions
Some property owners are eligible for property tax exemptions, which can reduce the amount of a home’s value that is taxed and lower the owner’s property tax bill.
The most common exemption types are: homestead; over 65 homestead; disability homestead; disabled veteran homestead (full); and disabled veteran homestead (partial). Surviving spouses of disabled veterans may also be eligible for a surviving spouse exemption.
In 2023, the San Antonio City Council voted to increase the city’s homestead property tax exemption from 10% to 20%, the maximum allowed under Texas law. This change was implemented to provide property tax relief to homeowners amid rising property values. For example, a 20% homestead exemption on a home assessed at a market value of $300,000 would reduce its taxable amount to $240,000.
Each exemption requires documentation. All property owners must show a valid Texas ID with a matching address and move-in date. Special exemptions — like over-65 or disability — need extra proof, such as a Social Security or VA disability letter. For family members who are gifted a property, they may also be able to apply for a homestead exemption, but will likely have to show documentation proving ownership.
Currently, the appraisal district must review and verify that a property owner qualifies for a homestead exemption every five years. When a property owner gets their homestead verification letter, they must complete it and send it back within 30 days.
According to state law, even if a home’s market value increases by 15% in a year, the taxable value can only increase by 10%. This means the owner’s property taxes will not rise as quickly as the market value, providing some tax relief.
Protesting
Protesting the appraised home value is another tool owners can use to lower the property tax bill. This is asking for the home to be valued at a lower rate and for the subsequent tax rate to therefore be less.
This year, property owners have until May 15 or 30 days after receiving their appraisal notice —whichever is later — to file a protest. After filing a protest, the appraisal district may offer an informal hearing to discuss the property’s value.
These hearings are typically conducted virtually or by phone and will take place from May through June. If a resolution isn’t reached during the informal hearing, the case will be scheduled for a formal hearing with the Appraisal Review Board. Hearings can be conducted by phone, in person, or via Zoom and will take place June to July.
After the review board hearing, the owner will receive a Notice of Final Order. If the owner disagrees with the board’s decision, he or she may appeal it to the district court or request binding arbitration.
Residents can protest online, through the mail, or in person. To start the process, a property owner must file a notice of protest, which will ask for their contact information. They must also select their reason for protest.
The property owner will then be asked to review the appraisal district’s evidence for their appraisal, and will have to collect evidence as to why their home goes against the district’s. This evidence will usually consist of photos, invoices and estimates.
This information will help the property owner create a recommended value reduction. The property owner will then go through the hearing process from here. Find city tools for how to prepare for a hearing here.
A Bexar County Appraisal District staff member confirmed that residents who successfully challenge their valuation in 2025 will see that valuation and the resulting reduced tax payment roll over into 2026.
Assistance is available
The city’s Neighborhood and Housing Services Department, in partnership with third-party business Texas True Tax, is hosting a series of free seminars to help local homeowners file exemption or protest forms now through May 14.
Each workshop includes a presentation on property tax exemptions and how to successfully protest an appraised value, followed by one-on-one support with completing forms and on-site filing with the Bexar Appraisal District.
The workshops aim to demystify an often overwhelming process for homeowners, especially first-timers and non-English speakers, said Siboney Díaz-Sánchez, a spokeswoman with the city’s Neighborhood and Housing Services Department.
“It’s empowering,” Díaz-Sánchez said. “People walk in intimidated and walk out feeling like they have a plan. It’s emotional — some folks realize for the first time they’ve been overpaying for years.”
Díaz-Sánchez said presentations are also available online and in multiple languages, and live sessions offer interpretation in Spanish, Arabic, Vietnamese and American Sign Language.