San Antonio Property Taxes in 2026: What Changed

On my channel: Moving to San Antonio? Don't Ignore These Property Tax Facts

The big 2026 change: a $140,000 school homestead exemption

Approved by Texas voters in November 2025, the school-district homestead exemption rose from $100,000 to $140,000 of market value beginning with tax year 2026. Homeowners 65 or older, or disabled, get an additional $60,000, for a combined $200,000 exemption on the school portion. The city of San Antonio separately grants a 20% homestead exemption on its city tax, so most owner-occupants see a real break on the biggest lines of their bill.

What the effective rate really is

Combine the county, city, school district, and special districts, and a typical San Antonio homeowner pays an effective property tax rate around 2.27% of taxable value, or roughly $2.27 per $100. Depending on your school district, MUD, and exact address, the range runs from about 1.6% to 2.6%. The school district is the largest slice at roughly $1.16 to $1.38 per $100, followed by the city, the county at about $0.30 per $100, and the special districts. Bexar County commissioners held the county rate steady this fall while funding a budget of roughly $2.6 billion.

The 10% appraisal rule, and its limits

Texas law caps how fast your homestead's appraised value can rise at no more than 10% per year, plus the value of new improvements. That is the main protection against market spikes, and it matters most in hot years. But know its limits: the cap applies to taxable value, not to the final tax bill, and it resets when a new owner buys the house. That reset is why first-year tax bills sometimes surprise buyers who based their budget on the previous owner's taxes.

Two things to check: the April 30 deadline and your value notice

The deadline to have a homestead exemption in place for a tax year is April 30, so if you are closing mid-year, confirm the paperwork timeline with your title agent. Also, Bexar County no longer mails a value notice to every owner: if your value changed very little or you protested last year, you may not receive a letter. Check your assessed value directly on the Bexar County Appraisal District website so nothing slips past you.

How taxes shape your monthly payment

In Texas, property taxes are collected with your mortgage payment and held in escrow, so the tax bill shows up in your monthly payment, not as a once-a-year surprise. Two homes listed at the same price can carry quite different monthly payments because of school district, MUD rates, and which exemptions apply. On any home you seriously consider, ask for the last two years of tax history and look at the current owner's bill line by line.

Questions to ask before you buy

What school district and MUD serve this property, and what are their exact current rates? Is the home homesteaded now, and what will my actual bill be in year one after the exemptions reset? Do any disability exemptions apply to my household, and what documentation would I need? What has the assessed value done over the last three years? Get the answers in writing before you make an offer, and budget for gradual increases over time.