Your 2026 deadline is approaching fast
The standard Texas property tax protest deadline closes on May 15, 2026. That is not a soft suggestion — it is a hard cutoff established by Texas Tax Code §41.44. Miss it, and your options shrink dramatically.
The good news: you still have time. The better news: filing takes less than 10 minutes, and 2026 is one of the most valuable years to protest in recent memory.
The exact deadline rule
The 2026 protest deadline is governed by a simple either/or rule:
May 15, 2026 OR 30 days after the date on your Notice of Appraised Value — whichever is later.
That second part matters. If BCAD mails your notice on April 25, your personal deadline extends to May 25 — ten days past the standard cutoff. The date that controls is the one printed on your notice, not the day it lands in your mailbox.
A property owner who wants to challenge an action of the chief appraiser, the appraisal district, or the appraisal review board must file a written notice of protest with the appraisal review board not later than May 15 or the 30th day after the date that notice was delivered to the property owner, whichever is later.
If May 15 falls on a weekend, the deadline extends to the next business day. In 2026, May 15 is a Friday — no extension applies.
Key takeaways
- The deadline is May 15, 2026 for most Bexar County homeowners
- Your notice date can extend it — check the date printed on your Notice of Appraised Value
- Filing a protest cannot raise your taxes — Texas Tax Code §41.43 prohibits it
- Approximately 88% of protests in Bexar County result in a meaningful reduction (Ownwell 3-year average)
- 2026 is uniquely valuable thanks to the reappraisal reprieve and Prop 13's new $140,000 homestead exemption
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2026 Bexar County property tax calendar
Here is every date that matters for the 2026 protest season:
January 1, 2026 — Property valuation date. BCAD determines your home's value as of this date.
January–March 2026 — BCAD finalizes mass appraisal valuations. This is the best time to engage a protest firm — more time means stronger evidence.
Mid-April 2026 — Notices of Appraised Value mailed to 750,000+ Bexar County property owners. Your 30-day clock starts on the date printed on this notice.
April 30, 2026 — Homestead exemption application deadline. If you have not applied for the new $140,000 exemption, do it before this date.
May 15, 2026 — Standard protest filing deadline.
May–June 2026 — Informal hearings. BCAD schedules phone or Zoom conferences with an appraiser. Over 99% of residential protests are resolved at this stage.
May–July 2026 — ARB formal hearings for cases not settled informally. Each hearing runs 15–20 minutes.
~July 20, 2026 — Approximate late protest cutoff. Good cause required, paper form only, and acceptance is not guaranteed.
September–October 2026 — Tax rates adopted by local taxing entities.
October–November 2026 — Tax bills mailed reflecting any approved reductions.
January 31, 2027 — Payment deadline. Taxes become delinquent February 1.
What you need to file
Filing a protest in Bexar County requires three things:
- Your Owner ID and PIN — printed on your Notice of Appraised Value (case-sensitive)
- Your property address
- Which grounds to check — select both "Incorrect appraised (market) value" and "Value is unequal compared with other properties" to preserve maximum rights
You can file online at bcad.org, by mail (Form 50-132 to P.O. Box 830248, San Antonio, TX 78283), by fax (210-242-2454), or in person at 411 N Frio St.
For a complete walkthrough of the online filing process, see our step-by-step BCAD filing guide.
What if you miss the deadline?
Two scenarios:
Before ~July 20 (late filing with good cause): You can submit a late protest if you can demonstrate good cause — such as a medical emergency, military deployment, or not receiving your notice. The critical limitation: late protests must be filed on paper, not electronically, and the ARB decides whether your reason qualifies. This is not a reliable fallback.
After the ARB certifies records: No more protests for the 2026 tax year. You wait until 2027 and start over. There are no exceptions.
A property owner who fails to file a notice of protest before the deadline may file the protest and show good cause for failure to timely file. The ARB determines whether the property owner has shown adequate cause.
The bottom line: do not rely on late filing. File before May 15.
Why the 2026 deadline is more important than usual
Three things make 2026 an unusually valuable year to protest:
The reappraisal reprieve
BCAD adopted a biennial reappraisal plan in September 2024. Market values may carry forward from 2025 to 2026 — meaning a successful protest this year could effectively protect your value for two years instead of one. This reprieve returns to annual reappraisal in 2027, so the window is limited.
BCAD's Board of Directors unanimously adopted a biennial reappraisal plan. Market values may carry forward unless there is new construction or clear and convincing evidence to justify a change.
Prop 13's new $140,000 homestead exemption
Approved by 79%+ of Texas voters in November 2025, Proposition 13 raised the school district homestead exemption from $100,000 to $140,000. Seniors and disabled homeowners now get $200,000 total. This is retroactive to the 2025 tax year.
Here is why this matters for your protest: the exemption and a protest reduction stack. If you protest and lower your assessed value by $20,000, then the $140,000 exemption applies on top of that lower number. Combined savings can reach $800–$1,200 per year for typical homeowners.
Texas Proposition 13 increased the school district homestead exemption from $100,000 to $140,000. The over-65/disabled add-on exemption was increased to $60,000, creating a total senior exemption of $200,000. Passed with 79%+ voter support.
San Antonio's market favors protesters
The data is on your side. Inventory is up 49.6% above pre-pandemic levels. Homes are spending 74–86 days on market. The sale-to-list price ratio has dropped to 91.4% — meaning homes sell for 8.6% below asking. BCAD's mass appraisal models have not caught up with this correction, creating a wide gap between assessed values and actual market value.
Do not wait until the last day
Every year, thousands of homeowners scramble to file in the final 48 hours before the deadline. Filing early gives your representative more time to gather comparable sales, analyze neighborhood data, and build the strongest possible case. Evidence quality — not just filing — determines the size of your reduction.
If you want professional representation, we handle filing, evidence preparation, informal hearings, ARB hearings, and every stage beyond. Our fee is 40% of first-year savings only — if we do not reduce your taxes, you pay nothing.
For a complete guide to the protest process, read our full San Antonio property tax protest guide. To understand how Bexar County determines your value and where they get it wrong, see Is Your San Antonio Home Overassessed?
Common questions
What is the 2026 property tax protest deadline in Texas?
May 15, 2026, or 30 days after the date on your Notice of Appraised Value — whichever is later. This is established by Texas Tax Code §41.44(a)(1). If May 15 falls on a weekend, the deadline extends to the next business day. In 2026, May 15 is a Friday.
Can I file a late property tax protest in Texas?
Yes, but only under limited circumstances. You must demonstrate good cause (medical emergency, military deployment, never received notice) and file a paper form before the ARB certifies records — typically around July 20. The ARB decides whether your reason qualifies. Online late filing is not available. Do not rely on this as a backup plan.
What happens if I miss the protest deadline?
You lose the right to protest your 2026 property tax assessment. There are no exceptions after the ARB certifies the appraisal records. You would need to wait until the 2027 tax year to file a new protest.
When will I receive my 2026 Notice of Appraised Value?
BCAD typically mails notices to 750,000+ Bexar County property owners in early-to-mid April. The date printed on the notice — not the date you receive it — determines your 30-day filing window.
Can my property taxes go up if I protest?
No. Under Texas Tax Code §41.43, the Appraisal Review Board cannot set your property's appraised value higher than what was in BCAD's initial records. The only possible outcomes are a reduction or no change. Protesting is 100% risk-free.
Is it too late to protest if I already received my notice?
Probably not. Check the date printed on your notice — you have 30 days from that date or until May 15, whichever is later. If your notice was dated April 10, your deadline is May 15. If it was dated April 20, your deadline is May 20.
What changed about property taxes in 2026?
Three major changes: (1) Proposition 13 raised the school district homestead exemption to $140,000 ($200,000 for seniors/disabled), retroactive to 2025. (2) BCAD's biennial reappraisal plan may carry 2025 market values forward to 2026, making a successful protest worth two years. (3) San Antonio's housing market has softened significantly — inventory up 49.6%, homes selling 8.6% below asking — creating a wider gap between BCAD assessments and actual market value.