San Antonio Property Tax FAQ
Everything you need to know about protesting property taxes in Bexar County, Texas. Myths debunked, pricing explained, deadlines clarified.
Myths & Misconceptions
Many San Antonio homeowners don't protest because they believe things that aren't true. Here's what Texas law actually says.
Will lowering my assessment hurt my home's sale price?
No. Buyers don't check the county's assessed value. They look at comparable sales, property condition, and location.
In 4 real 2025 San Antonio sales, the average gap between BCAD's number and the actual sale price was $94,000. The county's number has nothing to do with what buyers actually pay.
Is the county's assessed value accurate?
Rarely. BCAD uses mass appraisal models that apply broad trends to hundreds of thousands of properties at once. They can't account for your home's unique condition, micro-market shifts, or neighborhood-level softening.
In 4 verified 2025 Bexar County sales with MLS records, BCAD missed every single one by an average of $94,000.
Is it risky to protest my property taxes?
No. Your assessed value cannot increase as a result of filing a protest. It's 100% risk-free under Texas law.
And with our contingency model, you pay nothing unless we save you money. No reduction = no fee.
Can the county raise my taxes if I share my ranking on Facebook?
No. BCAD must value your property using systematic methods based on market data, not social media activity.
Here's why you're protected:
- Texas Property Tax Code § 23.01 requires appraisals to follow professional standards (USPAP) based on comparable sales and property characteristics, not Facebook posts.
- Texas Property Tax Code § 25.18 requires BCAD to follow a public reappraisal plan on systematic cycles. They can't arbitrarily target individual properties.
- Texas Constitution Article VIII, § 1 requires "equal and uniform" taxation. Singling out properties based on social media would violate constitutional protections.
Your property is valued as of January 1 each year using market data from comparable home sales. What you post on social media has zero legal relevance to your assessment.
Does sharing my ranking "draw attention" to my property?
BCAD already has complete data on every property in Bexar County. Your assessment is based on:
- Comparable home sales in your area
- Your property's physical characteristics (size, age, features)
- Systematic reappraisal cycles required by law
Not on whether you post about it online. The appraisal district uses mass appraisal software and public records. They're not monitoring Facebook to find properties to reassess.
What if BCAD decides my property is undervalued?
Even if BCAD wanted to increase your appraised value, they face major legal hurdles:
- Burden of Proof (§ 41.43): If BCAD wants to increase your value above what's on your notice, the entire burden is on them to prove it with market evidence.
- Notice Required (§ 25.19): BCAD must send you formal written notice of any value change, and you have full protest rights.
- Equal Treatment (Texas Constitution): They'd have to justify why your property gets singled out when similar properties don't — which would violate constitutional uniformity.
BCAD can't just arbitrarily decide to raise values. They must follow legal procedures and professional appraisal standards.
Is there any record of social media being used for assessments?
No. Texas Property Tax Code requires appraisals to follow USPAP (Uniform Standards of Professional Appraisal Practice), which is based on:
- Market sales data
- Property characteristics
- Systematic methodology
Using social media posts to value properties would violate professional appraisal standards and could be grounds for challenging the entire appraisal in court.
Think about it: if the county could change your assessment based on Facebook posts, every appraiser's decision could be challenged as arbitrary and unprofessional.
Should I protest even if I'm ranked low in my neighborhood?
A low rank means the county treats you fairly compared to your neighbors. That's the equity angle. But it doesn't measure market value: what your home would actually sell for today.
If home sales in your area have dropped, the county could be overvaluing your entire neighborhood. Even the lowest-ranked home can still be overtaxed when the real market is lower than what the county says.
There are several ways to protest:
- Market sales: Recent sales may show your home is worth less than the county's number
- Equity/uniformity: What the ranking tool measures
- Property condition: Damage, deferred maintenance, or distress
- Land valuation: The county may be overvaluing your lot
- Errors in records: Wrong square footage, year built, or features on file
We use every method that applies. Signing up is free, and we only get paid if we reduce your taxes.
Pricing & Fees
We work on contingency. You pay nothing upfront and nothing at all unless we save you money.
How much do you charge?
40% of your first-year savings. That's it. You pay nothing upfront, and we only get paid when you save.
How much can I save?
Savings vary by property, but we've achieved reductions ranging from several hundred to several thousand dollars annually across Bexar County. The amount depends on how overassessed your property is relative to market data and comparable properties.
How is the fee calculated?
Our fee equals 40% of the tax savings achieved in the year of the appeal. For example: bill reduced from $5,000 to $4,000 → savings $1,000 → fee $400.
When do I pay? Do I have to pay anything upfront?
You pay nothing upfront. We only invoice after your tax reduction is official. You see the savings on your tax bill first, then we send our invoice.
Why do you need my credit card upfront?
It's how we process payment AFTER we win, similar to how contingency services work. Unlike attorneys who charge thousands in retainer fees upfront, we charge $0.
Your card is securely stored through Stripe (we never see your card number). It's only charged after we provide documented proof of your reduction from Bexar County. No reduction = no charge.
What happens next year?
When we win a reduction, it sticks. Texas law says the county can only increase your homestead's assessed value by 10% per year, max. So if we knock $40,000 off your assessment this year, they can't just add it back next year. Your savings compound over time, and you only paid us once.
Process & Deadlines
From filing to hearing, here's exactly how a Bexar County property tax protest works.
How do you lower my taxes?
We use verified comparable sales and zoning data to challenge BCAD's inflated valuations. We handle all the paperwork, represent you at hearings, and negotiate on your behalf.
Do you file the protest for me?
Yes. We handle all documentation, evidence preparation, and hearings on your behalf. You sign one authorization form and we take it from there.
When is the deadline to protest?
In Texas, the protest deadline is May 15 or 30 days after receiving your notice, whichever is later. Sign up early so we have time to build the strongest case.
What stages does the protest process include?
There are up to four stages:
Most competitors only handle Stage 1. We're prepared to take your case through all four stages if that's what it takes.
Can I protest every year?
Yes. In Texas, you can protest your property tax assessment every year by the May 15 deadline (or 30 days after your notice, whichever is later). We recommend protesting annually — BCAD raises values aggressively, and consistent challenges keep your assessment in check.
How do I know if my property is overassessed?
Compare your BCAD assessed value to recent sales of similar homes in your neighborhood. If nearby homes sold for less than your assessed value, you likely have a strong case. Also check for equity issues — if your home is assessed higher per square foot than comparable properties in the same area, that's grounds for a protest. We evaluate both angles for every client.
About BCAD & Property Taxes
Understanding how Bexar County Appraisal District values your property and calculates your tax bill.
What is BCAD and how does it determine my home's value?
BCAD stands for the Bexar County Appraisal District — the local agency that sets the assessed value of all properties in Bexar County each year. BCAD uses mass appraisal models, automated algorithms that apply broad market trends to large groups of properties at once. These models often overvalue individual homes because they can't account for unique property conditions, local micro-market differences, or recent softening in specific neighborhoods. That's exactly where a protest comes in.
How are property taxes calculated in Bexar County?
Your tax bill = assessed value × tax rate. Our appeal works to reduce the assessed value (especially when land value has been inflated) so your tax bill drops this year and stays lower going forward.
How does Alamo Tax Defense calculate my neighborhood rank?
We use official Bexar County Appraisal District data to find homes similar to yours:
- Location: Same ZIP code and nearby streets
- Size: Similar square footage (within 20%)
- Type: Same property type (single-family, townhome, etc.)
- Features: Similar beds, baths, and year built
We then rank all comparable homes by their appraised value per square foot. This shows if you're being assessed fairly compared to your neighbors.
Example: If you're ranked #29 out of 37 homes, that means 28 similar homes nearby have lower appraised values per square foot than yours. You're likely over-appraised.
About Alamo Tax Defense
What makes us different from national firms and why we focus exclusively on Bexar County.
How are you different from national firms?
Three big differences:
1. We only do Bexar County. We've analyzed 40,000+ local ARB cases. National firms spread across multiple states can't match that depth.
2. We don't stop at the online protest. Many competitors submit an online form and call it done. If we don't get the reduction you deserve at the informal stage, we take your case to the ARB hearing, and we've studied what works there.
3. Real local expertise. Gabriel and Clayton have nearly 10 years of experience analyzing San Antonio property values, walking neighborhoods, and understanding this market.
Can you help with land or commercial properties?
Yes. We handle residential, land, and commercial property tax protests across Bexar County. Land properties are actually our specialty. We've achieved reductions of nearly 50% on overvalued vacant lots.
Is protesting my property taxes worth it?
For most homeowners who are over-appraised, absolutely yes. If we successfully reduce your appraised value, you could save hundreds or even thousands of dollars per year. Over 10 years, that adds up to significant savings.
Even better: Alamo Tax Defense works on contingency (40% of savings). You pay nothing unless we win. Zero risk, significant upside.
Exemptions
Property tax exemptions can save you $1,500+ per year. Here's what you need to know.
What exemptions could I qualify for?
The most common is the homestead exemption, available to anyone who owns and lives in their home as a primary residence. Additional exemptions are available for those 65+, disabled persons, disabled veterans, and surviving spouses. We check your eligibility for all of them.
Can I get refunds for past years?
Yes. If you should have had an exemption but didn't file, you may be owed refunds going back up to 2 years (sometimes more in special cases). We'll check your records and pursue any refunds you're entitled to.
How much does the exemption service cost?
There's no upfront cost to check your eligibility. If we help you file a new exemption, there's no fee. If we recover refunds from past years, we charge 25% of what we actually recover — nothing if there's no refund.
I already have a homestead exemption. Can you still help?
Possibly. You may qualify for additional exemptions (like Over-65 or Disabled Person) on top of your homestead. We can also check if your property is over-assessed and help you file a protest.
How long does this take?
The eligibility check takes less than 5 minutes. Filing timelines depend on Bexar County processing, but we handle all the paperwork and follow-up for you.
Do I need to be present for anything?
No. You authorize us to act on your behalf, and we handle everything — filing, communication with BCAD, and refund recovery. You just wait for the savings.
Still have questions?
We're happy to help. Reach out directly or start your protest — it's free to sign up and you pay nothing unless we save you money.