Key Takeaways
- The 2026 protest deadline is May 15 or 30 days after your Notice of Appraised Value is mailed — whichever is later (Texas Tax Code §41.44).
- Filing costs you nothing. Under §41.43, your assessed value cannot increase as a result of protesting — the only outcomes are a reduction or no change.
- 99.1% of informal protests in Bexar County resulted in a value reduction in 2023 and 2024. The average reduction was ~$19,280, saving ~$521/year.
- You have two independent protest arguments: market value (your home is overpriced vs. recent sales) and unequal appraisal (your home is assessed higher than comparable nearby properties). Use both.
- A successful 2025 protest protects your 2026 value via the rollover provision — BCAD cannot increase your value without new construction or clear and convincing evidence.
- The new $140,000 school district homestead exemption (Prop 13, Nov 2025) means your taxable value is lower — but your assessed value above that floor still determines future caps and exemption calculations.
- Over 80% of Bexar County homeowners never protest. The process takes less than an hour online.
497,508 Bexar County homeowners (81.6%) did not protest their property tax appraisals in 2024. Those non-protesting properties represented $146 billion in market value. Had they protested, they could have collectively saved over $134 million.
That is not a typo. Over 80% of Bexar County homeowners never file a protest — and 53% of Texas homeowners do not even know they can. This guide will walk you through every step of the protest process for the 2026 tax year, backed by real data from BCAD's own reports and the Texas Comptroller.
Decision guide
How you protest depends on why your value is wrong. Two separate legal arguments exist — you can raise both in the same filing.
When in doubt, raise both arguments. Checking both on Form 50-132 preserves your rights and gives you two separate grounds for reduction. You can always narrow your case at the hearing once you receive BCAD's evidence.
Why you should protest
The numbers make a compelling case. According to the Texas Comptroller and BCAD's 2025 Annual Report, 99.1% of informal protests in Bexar County resulted in a value reduction in both 2023 and 2024. At formal ARB hearings, 92% of protests were successful in 2024. The average residential value reduction was approximately $19,280 — translating to roughly $521 in annual tax savings.
In 2024, BCAD processed 185,211 total protests. Total dollar savings from protests reached $243 million across all property types.
There is zero risk to filing. Under Texas Tax Code §41.43, the appraisal district cannot raise your assessed value through the protest process. The only possible outcomes are a reduction or no change. You have nothing to lose and potentially hundreds of dollars to gain every single year.
The market has shifted — BCAD assessments have not
When real estate prices went up — 28% in 2022, 16% in 2023 — Bexar County raised your assessed value automatically. But now that the market has cooled to just 2.1% average growth in 2025, they have not adjusted downward.
Meanwhile, the actual housing market tells a different story:
- Active listings reached 16,500–17,000, up 13–15% year-over-year
- Days on market stretched to 74–86 days, up 12–18% from the prior year
- Sale-to-list price ratio dropped to 91.4–92.4%, meaning homes sell for 7.6–8.6% below asking
- Home inventory sits 49.6% above pre-pandemic levels — the second-highest among the 50 largest U.S. metros
San Antonio's housing inventory now sits 49.6% above pre-pandemic levels. Homes are spending 74–86 days on market and selling for 7.6–8.6% below asking price.
The gap between what BCAD says your home is worth and what it would actually sell for is your protest case. And it has never been wider.
Nearly half of all homes are over-appraised
An analysis of BCAD appraisals against actual sale prices reveals the scale of the problem. While the county-wide assessment ratio appears near-perfect at 99.5% of sale price on a macro level, the reality at the individual home level is essentially a coin flip: 46.8% of homes that sold in Q2 2025 went for less than their assessed value, while 48.1% sold for more.
Roughly 40% of all Bexar County homes are assessed above their actual market value. Over-assessment is concentrated in lower-value, South and West Side neighborhoods — zip code 78225 (Southside) had a Q1 2025 assessment ratio of 1.34, meaning homes were appraised 34% above what they actually sell for.
The 2026 protest deadline
The deadline to file a property tax protest in Bexar County is May 15, 2026, or 30 days after you receive your Notice of Appraised Value, whichever is later (Texas Tax Code §41.44). If May 15 falls on a weekend, the deadline extends to the next business day. Do not wait until the last minute — filing early gives your representative more time to build the strongest possible case.
Key dates for the 2026 protest season:
- April 1–April 15, 2026: Notices of Appraised Value mailed by BCAD
- April 30, 2026: Homestead exemption application deadline
- May 15, 2026: Standard protest filing deadline
- June–October 2026: Informal hearings and ARB hearings scheduled
- ~July 20, 2026: Approximate deadline for late protests with good cause
- December 2026–January 2027: Tax bills reflect any approved reductions
Late protests may be accepted for good cause if submitted before appraisal records are certified (typically by July 20), but they must be filed via physical form — not electronically — and the ARB decides whether good cause exists. Do not rely on this. File before May 15.
New for 2025–2026: The protest rollover provision
BCAD's Board of Directors unanimously adopted a "protest rollover" provision in September 2024. Properties that successfully protested their 2025 valuation will not see a market value increase for 2026 unless there is new construction or "clear and convincing evidence" to justify a change.
This means a successful protest is more valuable than ever — it locks in your reduction for two years instead of one.
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Check My SavingsHow to file a property tax protest (step by step)
Step 1 — Review your Notice of Appraised Value
When you receive your Notice of Appraised Value from BCAD, check three things:
- Is your property description accurate? Square footage, bedrooms, bathrooms, lot size, year built. Errors here are common and create strong grounds for protest.
- Does the assessed value reflect reality? Compare it to what your home would actually sell for in today's market — not last year's market.
- Are your exemptions applied? Homestead, over-65, disabled veteran. The number of homestead exemptions in Bexar County has grown from 387,499 in 2023 to 419,568 in 2025 — make sure yours is among them.
Step 2 — File your protest
You can file your protest in three ways:
Online (recommended by BCAD): Visit the BCAD online portal at bcad.org/online-portal. You need your Owner ID and PIN found on your Notice of Appraised Value (case-sensitive). After filing, choose either the E-File process (100% digital, no verbal communication) or the direct communication option (phone or Zoom with an appraiser). Properties with multiple owners or undivided interest are not eligible for online filing.
By mail or fax: Complete Form 50-132 (Notice of Protest) and mail to P.O. Box 830248, San Antonio, TX 78283-0248, or fax to 210-242-2454. The 2025 version is available at bcad.org.
In person: Drop off at 411 N Frio St, San Antonio, TX 78207 (drop box available). BCAD discourages in-person visits due to heavy traffic and long wait times.
When completing Form 50-132, two critical tips: (1) Check the "Evidence Requested" box to receive BCAD's evidence before your hearing. (2) Select ALL applicable protest reasons to preserve maximum rights. The most common selections are "Incorrect appraised (market) value" and "Value is unequal compared with other properties."
Online filing is growing rapidly — from 47,523 protests in 2023 to 61,823 in 2025 — because it is the fastest way to get confirmation that your protest was received.
Step 3 — Gather your evidence
Strong protest evidence includes:
- Comparable sales: Recent sales of similar properties in your area that sold for less than your assessed value. This is the foundation of any protest.
- Photographs: Up to 10 photos showing condition issues like deferred maintenance, foundation problems, outdated interiors, or other factors that reduce value. BCAD accepts PDF or JPEG format.
- Equity comparisons: Neighboring properties with similar features that are assessed at lower values. This is the "unequal appraisal" argument.
- Repair estimates: Written quotes from contractors for any needed repairs.
- Independent appraisals: A recent appraisal from a licensed appraiser, if available.
- MLS data: Listing history, days on market, and price reductions for your property or similar homes.
For online filers, evidence must be uploaded within 7 days of receiving the protest confirmation email. Accepted formats are PDF or JPEG, with a max file size of 10MB per file and total upload limit of 20MB.
Step 4 — The informal hearing
BCAD schedules an informal conference with an appraiser for all filers who request one (per Tax Code §41.445). These are conducted via phone or Zoom — no in-person informal meetings. You select your preferred date and time.
The appraiser reviews your evidence and makes a settlement offer. If you accept, the protest is resolved immediately. If you reject the offer, your case proceeds to the formal ARB hearing. Over 90% of residential protests are resolved at this stage.
Protest resolution data from BCAD's official 2025 Annual Report shows the vast majority of cases are resolved at the informal stage.
Step 5 — The formal ARB hearing (if needed)
The Appraisal Review Board is an independent board of citizens appointed by the local administrative district judge — not controlled by the appraisal district. This independence matters.
You can appear in person, by phone, by Zoom, or by written affidavit (Form 50-283). Under HB 1533 (effective September 1, 2025), the phone/videoconference notice deadline has been shortened from 10 to 5 days for unrepresented property owners. Evening and Saturday hearings are available upon request.
The burden of proof lies with the appraisal district — they must establish the property's value by a preponderance of the evidence (§41.43). If the property's value was lowered in the prior year (not via settlement), the district must prove value by the higher "clear and convincing evidence" standard. The ARB cannot increase the appraised value above what was in the initial records.
What you are actually paying: San Antonio tax rates explained
The median annual property tax bill in San Antonio is $5,315 — that is $2,915 above the national median of $2,400. Understanding where your tax dollars go helps you understand why protesting matters.
School districts are by far the largest component. Rates vary significantly — Alamo Heights ISD charges $0.9572 while Harlandale ISD charges $1.2575 per $100.
The City of San Antonio's tax rate of $0.541590 per $100 has remained unchanged for 33 consecutive years — even as the city faces a $20.8 million deficit in FY2026 and a projected $151.8 million deficit in FY2027. City Council approved the FY2026 budget in an 11-0 vote with no rate increase.
What this means for you: Every $10,000 reduction in your assessed value saves you roughly $229 per year in property taxes. A $20,000 reduction saves $458. The average successful protest reduction of $19,280 saves approximately $521 annually — and that savings compounds every year you keep your assessed value lower.
New tax relief: what changed in 2023–2025
2023: The $18 billion property tax relief package
Approved by 83.4% of Texas voters, SB 2 and Proposition 4 delivered:
- School district homestead exemption increased from $40,000 to $100,000
- School tax rates compressed by approximately 10.7 cents per $100
- 20% circuit breaker cap created for non-homestead properties valued at $5 million or less
The estimated average homeowner savings from the 2023 reforms were $700–$786 per year.
2025: SB 4 and Proposition 13 — homestead exemption rises to $140,000
Approved by voters on November 4, 2025, this increased the school district homestead exemption from $100,000 to $140,000, retroactive to the 2025 tax year. Proposition 11 also increased the senior/disabled add-on exemption to $60,000, creating a total senior exemption of $200,000 from school district taxes.
Combined savings from the 2023 and 2025 reforms reach approximately $1,763 per year for typical homeowners and $1,933 for seniors — a 58.5% reduction in school district property taxes for seniors since 2023. Lt. Gov. Dan Patrick noted that 492 school districts (49% of Texas districts) now have average home values under $140,000, meaning school M&O property taxes are effectively eliminated for the average homeowner in those districts.
Current exemptions available in Bexar County
The homestead exemption application deadline is April 30, and retroactive application is possible for up to 2 prior years if you missed it. Make sure your exemptions are applied before you protest.
After the ARB: your appeal options
If the ARB decision is unsatisfactory, three appeal paths exist:
Binding Arbitration (Chapter 41A): Available for properties that are the owner's residence homestead OR appraised at $5 million or less. Must file within 60 days of receiving the ARB order. Deposit amounts range from $450 (homestead valued at $500K or less) to $1,550 (non-homestead $3M–$5M). If the owner prevails, the cost is only a $50 administrative fee. No attorney required. File online at texas.gov/propertytaxarbitration or use Form AP-219.
District Court Appeal (§42.01): Available regardless of property value. Must file within 60 days of the ARB order. Costs typically run $2,000–$5,000+. Filing for district court waives the right to binding arbitration.
SOAH Appeal: File within 30 days of the ARB order for qualifying property types (primarily commercial and complex properties).
DIY vs. professional representation
A clear trend in the BCAD data: agent-filed protests are surging while owner-filed protests are declining. In 2023, agents filed 114,552 protests vs. 85,037 by owners. By 2025, agents filed 134,669 while owners filed only 52,569. Homeowners are increasingly recognizing that professional representation delivers better results.
Every dollar we reduce your assessed value saves you money every single year. And with a 99.1% informal success rate across Bexar County, the odds are overwhelmingly in your favor.
Methodology
All statistics in this guide are sourced from primary government and institutional sources. Market data reflects conditions as of Q4 2025.
Protest success rates (99.1% informal, 92% ARB) are from the Texas Comptroller's annual Property Value Study survey and BCAD's 2025 Annual Report. These figures cover residential protests only.
Dollar savings estimates ($134M unclaimed, $243M total savings, $19,280 average reduction) are sourced directly from BCAD's 2025 Annual Report and Ownwell's April 2025 property tax study.
Market conditions (inventory levels, days on market, sale-to-list ratios) are from SABOR monthly market reports and Realtor.com metro-level data, November 2025.
Tax rates are from Bexar County's officially published 2025 tax rate schedules.
Exemption figures reflect Proposition 13 (SB 4) as passed by Texas voters November 4, 2025, effective retroactive to the 2025 tax year.
Sources:
- BCAD Annual Report 2025
- Texas Comptroller — Appraisal Protests and Appeals
- Ownwell Property Tax Study, April 2025
- San Antonio Board of Realtors (SABOR)
- Texas Legislature, SB 2 (2023) and SB 4 (2025)
Common questions
When is the deadline to protest property taxes in San Antonio?
The deadline to file a property tax protest in Bexar County is May 15, 2026, or 30 days after you receive your Notice of Appraised Value, whichever is later. If May 15 falls on a weekend, the deadline extends to the next business day. Late protests may be accepted for good cause if filed before records are certified (~July 20), but you must file via physical form, not online.
Can my property taxes go up if I protest?
No. Under Texas Tax Code §41.43, your assessed value cannot increase as a result of filing a protest. The ARB cannot set your value higher than what was in BCAD's initial records. There is zero risk to protesting — the only possible outcomes are a reduction or no change.
What is the success rate for property tax protests in Bexar County?
99.1% of informal protests resulted in a value reduction in both 2023 and 2024, according to Texas Comptroller survey data. At formal ARB hearings, 92% of protests were successful in 2024. The average residential value reduction was approximately $19,280, translating to roughly $521 in annual tax savings.
Do I need a lawyer to protest my property taxes?
No. You can protest on your own, hire a property tax consultant, or have a licensed real estate agent represent you. Under Texas Occupations Code §1152.002(a)(8), licensed TREC agents can represent homeowners in property tax protests without a separate consultant license.
How much does Alamo Tax Defense charge?
We charge 40% of your first-year tax savings. If we do not reduce your property taxes, you pay nothing. There are no upfront fees, no flat fees, no hidden costs. If we do not save you money, the service is free.
How much can I save by protesting?
The average successful residential protest in Bexar County resulted in a value reduction of approximately $19,280, saving the homeowner roughly $521 per year. Over three years, homeowners who protested had cumulatively 10.91% lower market values than non-protesters, meaning savings compound every year.
What is the Bexar County Appraisal Review Board (ARB)?
The ARB is an independent board of citizens appointed by the local administrative district judge — not controlled by the appraisal district. They review evidence from both the property owner and BCAD, then make a binding determination of the property's appraised value. In 2025, the ARB issued 51,580 orders.
What is the new protest rollover provision?
BCAD's Board of Directors unanimously adopted a "protest rollover" in September 2024. Properties that successfully protested their 2025 valuation will not see a market value increase for 2026 unless there is new construction or clear and convincing evidence to justify a change. A successful protest now effectively protects your value for two years.
What is the 10% homestead cap?
Under Texas Tax Code §23.23, annual increases in the appraised value of a residence homestead are limited to 10% per year plus the value of any new improvements. This cap applies to the appraised (taxable) value, not the market value — BCAD can still list a higher market value. The cap takes effect January 1 of the year following the first year you qualify for a homestead exemption.
What if I miss the May 15 deadline?
Late protests may be accepted for good cause if submitted before appraisal records are certified (typically around July 20). However, late protests must be filed via physical form — not electronically — and the ARB decides whether good cause exists. Do not rely on this exception. File before May 15.
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Check My SavingsBCAD contact information
For reference during the protest process:
- Address: 411 N Frio St, San Antonio, TX 78207
- Mailing: P.O. Box 830248, San Antonio, TX 78283-0248
- Phone: 210-242-2432
- Fax: 210-242-2454
- Protest email: protest@bcad.org
- Online portal: bcad.org/online-portal
- Help center: help.bcad.org