Every Property Tax Exemption Available to San Antonio Homeowners in 2026

Key Takeaways

• The school district homestead exemption is now $140,000 — more than tripled from $40,000 in just three years, saving the average San Antonio homeowner $1,400–$1,820 per year on school taxes alone.
• Seniors and disabled homeowners can exempt $200,000 from school taxes ($140,000 general + $60,000 additional), and an estimated 45% of qualifying homesteads now owe zero school district M&O taxes statewide.
• Exemptions stack across every taxing jurisdiction. A senior in the City of San Antonio with a $300,000 home can shelter over $400,000 in combined taxable-value reductions across school, city, county, and other entities.
• 100% disabled veterans pay zero property taxes on their residence homestead — a benefit worth $6,900+ annually on a $300,000 home.
• Solar panels are 100% exempt from property tax increases. If a $25,000 installation raises your home's appraised value, that entire increase is tax-free.
• You can file late and still get retroactive refunds. Homestead exemptions can be filed up to 2 years past the deadline. Disabled veteran exemptions allow up to 5 years.
• Exemptions are never automatic. Every qualifying homeowner must file an application with BCAD — and the April 30 deadline for Tax Year 2026 is approaching.

The state-mandated school district homestead exemption stands at $140,000 for the 2025 tax year, increased from $100,000 by SB 4 (89th Texas Legislature), approved by voters as Proposition 13 on November 4, 2025. Prior to the 2023 reforms, this exemption was $40,000.

Bexar County 2025 Official Tax Rates & Exemptions

Decision guide

Not sure which exemptions apply to you? This table maps every major exemption to who qualifies and what it saves.

The general homestead exemption now exceeds $140,000

Every Texas homeowner who owns and occupies their primary residence qualifies for a residence homestead exemption. The amounts vary by taxing jurisdiction, and they stack — you receive a separate exemption from each entity that taxes your property.

The state-mandated school district exemption is $140,000, applying to all school district maintenance and operations (M&O) taxes. On top of that, every local jurisdiction in Bexar County offers its own homestead exemption.

For a home appraised at $300,000, the 20% exemptions from the City, County, and Hospital District each remove $60,000 from taxable value. The school district exemption removes $140,000. A homeowner in this scenario pays school taxes on only $160,000 of value.

Eligibility is straightforward under Texas Tax Code §11.13: own the property, occupy it as your principal residence as of January 1 of the tax year, and hold a Texas driver's license or state-issued ID with an address matching the property. Only one homestead exemption may be claimed statewide.

The 10% homestead cap (Tax Code §23.23) limits annual increases in a homestead's appraised value to no more than 10% above the prior year's appraised value, plus new improvements. This cap takes effect the second year after the homestead exemption is granted — filing sooner means the cap kicks in sooner.

Over-65 and disabled person exemptions

The 2025 legislative session dramatically expanded benefits for seniors and disabled homeowners. SB 23, approved by voters as Proposition 11 on November 4, 2025, increased the mandatory school district additional exemption from $10,000 to $60,000. Combined with the $140,000 general homestead exemption, qualifying seniors and disabled persons now receive $200,000 in total school district exemptions.

Several school districts offer amounts above the state-mandated $60,000:

The City of San Antonio's $85,000 over-65 exemption is the most generous non-school local exemption in Bexar County, saving qualifying seniors approximately $460 per year in city taxes alone at the current rate of $0.54159 per $100.

The tax freeze

Under Tax Code §11.26, once a homeowner qualifies for the over-65 or disabled person exemption, their school district taxes are frozen at the amount paid in the qualifying year. School taxes can decrease but never increase above this ceiling. This freeze is mandatory for all school districts.

Local entities that have also adopted a tax freeze include the City of San Antonio (2005), Bexar County (2005), Alamo Community College (2005), and Road & Flood Control (2005). Entities that do not freeze taxes: University Health System and the San Antonio River Authority.

The tax ceiling transfers when a senior moves — request a Tax Ceiling Certificate from the prior county's appraisal district, and the new school district calculates a proportional ceiling.

Homeowners aged 65 or older may apply at any point during the year they turn 65. A surviving spouse aged 55 or older may continue the exemption. Homeowners cannot receive both the over-65 and disabled person exemption from the same taxing unit — they must choose one.

BCAD — Age 65 & Older Exemption

Tax deferral option. Homeowners aged 65+ or with qualifying disabilities may defer all property tax payments on their homestead for as long as they occupy it (Tax Code §33.06). Taxes accrue interest but no penalties, and the home cannot be foreclosed during the deferral period.

Disabled veteran exemptions

Texas offers some of the most generous property tax benefits in the country for disabled veterans.

Partial exemption (Tax Code §11.22)

This exemption applies to any one property the veteran owns — it is not limited to a homestead. The amount depends on the VA disability rating:

This exemption is applied against each taxing entity individually. A veteran rated at 70% in San Antonio would receive $12,000 off the taxable value for each jurisdiction — seven or more separate reductions. The exemption stacks with a homestead exemption. Unlike the homestead exemption, the veteran's driver's license address does not need to match the property.

100% disabled veteran total exemption (Tax Code §11.131)

Veterans with a 100% disability rating for a service-connected disability or a determination of individual unemployability from the VA receive a complete, total exemption from all property taxes on their residence homestead.

The surviving spouse of a 100% disabled veteran may continue the total exemption on the same property, provided they have not remarried and continue to occupy the home. If they move, they receive the same dollar amount of exemption on a new homestead.

Veterans with a 100% service-connected disability rating or individual unemployability determination from the VA receive a total exemption from all property taxes on their residence homestead. The surviving spouse may continue the exemption if they have not remarried.

BCAD — 100% Disabled Veteran Homestead Exemption

Donated residence (Tax Code §11.132)

If a charitable organization donates a home to a disabled veteran at no cost or not more than 50% of market value, the exemption equals the veteran's combined disability rating percentage applied to the appraised value. A 70%-rated veteran on a donated $250,000 home would exempt $175,000.

Surviving spouse exemptions

Two additional total exemptions eliminate 100% of property taxes for qualifying surviving spouses:

Armed services member killed in line of duty (Tax Code §11.133). The unremarried surviving spouse receives a total exemption on their residence homestead. If they move, the dollar amount transfers to the new homestead.

First responder killed in line of duty (Tax Code §11.134). The same total exemption applies to the unremarried surviving spouse of a law enforcement officer, firefighter, or EMS personnel who was killed or fatally injured in the line of duty. This requires a letter from the Employees Retirement System of Texas confirming eligibility.

Both are filed using Form 50-114 and require death certificates, marriage certificates, DD-214 (for military), and the applicable agency verification letter.

Solar panels, agricultural land, and other exemptions

Solar and wind energy devices (Tax Code §11.27)

Texas provides a 100% property tax exemption on the increase in appraised value resulting from installing solar panels, solar water heaters, or wind-powered energy devices. If a $25,000 solar installation increases your home's appraised value by $25,000, that entire increase is exempt.

Since SB 1029 (2021), this applies regardless of whether you own or lease the solar equipment. It requires a one-time filing of Form 50-123 with BCAD — no annual renewal. With the federal residential solar tax credit (Section 25D ITC at 30%) having expired on December 31, 2025, the Texas property tax exemption is now the primary remaining solar incentive for homeowners.

Agricultural and wildlife management valuation (Tax Code §§23.51–23.57)

Technically a special appraisal rather than an exemption, this values qualifying land based on agricultural productivity instead of market value — often reducing taxable value by 80% to 95%. Land must be devoted principally to agricultural use at a degree of intensity generally accepted in the area for 5 of the preceding 7 years. Qualifying uses include livestock, crops, hay, and beekeeping (minimum 6 colonies on 5–20 acres).

Application is Form 50-129, due April 30, with a 10% penalty on tax savings for late filing. Rollback taxes apply if the land changes to non-agricultural use: the owner owes the difference between agricultural-value taxes and market-value taxes for the prior 3 years.

Historic property exemptions (City of San Antonio)

San Antonio offers city-level incentives for designated local landmarks. The Substantial Rehabilitation Tax Exemption freezes assessed value at pre-rehabilitation levels for up to 10 years. Properties in newly designated local historic districts receive a 20% city property tax exemption for 10 years. To date, 469 properties have participated.

Why every exemption dollar counts in San Antonio

The total property tax rate for a San Antonio homeowner typically ranges from $2.26 to $2.54 per $100 of taxable value — among the highest effective rates in the state.

These combined rates include City of San Antonio ($0.5416), Bexar County ($0.2763), Alamo Community College ($0.1492), University Health System ($0.2762), Road & Flood Control ($0.0237), San Antonio River Authority ($0.0183), and the applicable school district rate.

With median home values in San Antonio ranging from $250,000 to $310,000 in recent data, a homeowner paying the NEISD combined rate on a $300,000 home faces an annual tax bill of roughly $6,800. With a full homestead exemption stack, the effective taxable value drops dramatically — and for qualifying seniors, the school portion can drop to zero.

Recent legislative changes

The 2023–2025 reform cycle represents the largest property tax relief in Texas history.

Proposition 4 (November 2023) — approved with 83% voter support. Increased the school homestead exemption from $40,000 to $100,000, compressed school district M&O tax rates by $0.107 per $100, and created a temporary 20% annual appraisal increase cap for non-homestead commercial properties under $5 million (expiring December 31, 2026). Estimated savings: approximately $1,200 per year for the average Texas homeowner.

89th Legislature (2025) — three constitutional amendments approved November 4, 2025:

• Proposition 13 (SB 4): Increased the general school homestead exemption from $100,000 to $140,000, effective for the 2025 tax year. Approved by approximately 79% of voters.
• Proposition 11 (SB 23): Increased the over-65/disabled additional school exemption from $10,000 to $60,000, effective for the 2025 tax year. Approved by approximately 77% of voters.
• HB 8: Provided a one-year school district tax rate reduction of $0.0331 per $100 for 2025–2026.

Combined impact: The average Texas homeowner saves approximately $1,762 per year. The average over-65 or disabled homeowner saves approximately $1,933 per year, representing a 58.5% reduction in school district property taxes since 2023.

Proposition 13 (SB 4) increased the general school homestead exemption to $140,000, approved by approximately 79% of voters. Proposition 11 (SB 23) increased the over-65/disabled additional exemption to $60,000, approved by approximately 77% of voters. Both took effect for the 2025 tax year.

Ballotpedia — Texas 2025 Constitutional Amendments

Important caveat: The SB 4 and SB 23 provisions include sunset clauses expiring January 1, 2027, subject to future legislative action. Filing now locks in the current benefits and, for seniors, establishes a tax ceiling that persists regardless of future changes.

2026 BCAD development: The Bexar County Appraisal District plans to freeze 2026 market values at 2025 levels and shift to biannual reappraisals in odd-numbered years.

How to file with BCAD

Deadlines and late filing

Once approved, exemptions do not require annual renewal. They remain in effect unless eligibility changes.

Where to apply

• Online: Register at bcad.org — Online Services (requires Owner/Agent ID and PIN from appraisal notice)
• By mail: BCAD, P.O. Box 830248, San Antonio, TX 78283-0248
• In person: 411 N. Frio Street, San Antonio, TX 78207
• By fax: 210-242-2454 or 210-242-2453
• Phone inquiries: 210-242-2432
• There is no fee to apply for any exemption.

Required documents

Seven mistakes that cost San Antonio homeowners money

1. Not filing at all. Exemptions are never automatic. The homestead exemption alone saves the average San Antonio homeowner well over $1,000 annually — money left on the table every year you do not file.

2. Driver's license address mismatch. The number-one reason BCAD denies homestead applications. Update your Texas DL address with DPS before filing.

3. Forgetting to refile after buying a new home. The previous owner's exemption does not transfer. You must submit a new application for every property you purchase.

4. Not applying when turning 65. The over-65 exemption adds thousands in additional savings and triggers a tax freeze — but you must apply for it. It is not automatic even if you already have a homestead exemption.

5. Overlooking additional exemptions. Many homeowners claim the general homestead but miss the disabled person, disabled veteran, or solar energy exemptions they also qualify for.

6. Assuming they missed the deadline. Late filing is allowed for most exemptions. Homestead exemptions can be filed up to 2 years late with a retroactive refund. Disabled veteran exemptions allow up to 5 years.

7. Not understanding homestead cap timing. The 10% annual appraisal cap under Tax Code §23.23 does not activate until the second full tax year after the homestead exemption is granted — filing sooner means the cap kicks in sooner.

Methodology

All exemption amounts, tax rates, and jurisdiction-specific data reflect Tax Year 2025 values as published by the Bexar County Tax Assessor-Collector and BCAD. Legislative changes reflect bills passed by the 89th Texas Legislature and approved by voters on November 4, 2025. Dollar savings estimates use 2025 adopted tax rates applied to a $300,000 home appraised value. Filing procedures and document requirements are sourced from BCAD's official help center and published handouts.

Sources:

• Bexar County 2025 Official Tax Rates & Exemptions
• BCAD Property Tax Exemptions Overview
• BCAD Help Center
• Texas Comptroller — Property Tax Exemptions
• Ballotpedia — Texas 2025 Ballot Measures
• BCAD Exemption Documents Required

Common questions