San Antonio Property Tax Guide Rates Exemptions 2026
San Antonio property tax rates rank among the highest in Texas, with the city rate alone at $0.54159 per $100 of assessed value before county, school, and special district levies stack on top. Homestead exemptions can cut school district taxable value by $100,000 or more, and over-65 exemptions add another layer of savings. The catch is that most homeowners leave money on the table because they never file for every exemption they qualify for.
San Antonio Property Tax Rates by Taxing Entity
- City rate: San Antonio’s city property tax rate is $0.541590 per $100 of assessed value, one of several line items on your annual bill.
- River Authority: San Antonio River Authority adds $0.018300 per $100, a smaller charge that appears as a separate line on your tax statement.
- Homestead offset: Filing a homestead exemption removes 20% of appraised value from school district taxes and qualifies for a city exemption of $5,000 or 20%.
- Bottom line: Multiple taxing entities stack on one bill, so the city rate alone does not represent your total obligation. Exemptions can cut the school district portion by $100,000 or more in taxable value.
Tax Bills by Home Value
- $300,000 home: The city levy alone runs about $1,625 per year at the $0.54159 per $100 rate, before school district, county, and special district charges stack on top.
- $500,000 home: City taxes climb to roughly $2,708 annually at the same rate, with school district and other entity levies adding thousands more to the combined bill.
- Homestead offset: Filing a homestead exemption removes 20% of appraised value from city taxes and up to $100,000 from school district taxable value, lowering the total bill across multiple entities.
- Worth noting: On a $400,000 home, the 20% city exemption alone removes $80,000 from taxable value and saves roughly $433 per year on just the city portion, before school district savings add further reductions.
San Antonio Tax Exemptions and Reductions
- Homestead basics: Every owner-occupied home qualifies for a 20% city exemption plus a flat $5,000 reduction, and school districts remove $100,000 from taxable value.
- Senior and Veteran: Homeowners 65 or older receive an additional $85,000 city exemption with a permanent tax ceiling. Disabled Veterans rated 100% pay zero property tax.
- Filing process: Apply through Bexar County Appraisal District with proof of ownership and residency. Once approved, the homestead exemption renews automatically each year.
- Worth noting: Once the over-65 ceiling is in place, your city tax bill stays fixed for life. Rising property values and rate adjustments will not increase what you owe to the city.
Real-World San Antonio Tax Examples
- New buyer scenario: On a $350,000 home, the city tax alone runs about $1,895 per year before exemptions. Filing homestead drops city-taxable value by 20%, saving roughly $379 annually on just the city line.
- School district example: A $300,000 homestead claims the $100,000 school exemption, lowering school-taxable value to $200,000. The school district is typically the largest single line item on a San Antonio tax bill.
- Senior freeze example: A homeowner turning 65 on a $250,000 property adds the $85,000 city over-65 exemption, stacking it with the 20% homestead exemption and permanently freezing the city portion of the bill.
- Bottom line: These exemptions are not automatic. Each requires a separate filing with the Bexar County Appraisal District, and first-year buyers who miss the deadline pay the full unexempted rate until the following tax year.
What are San Antonio property tax rates and exemptions in 2026?
San Antonio’s city tax rate is $0.54159 per $100 of assessed value, with additional rates from Bexar County, school districts, and other taxing entities. Homestead exemptions reduce your taxable value by 20% for city taxes, and school district exemptions can cut $100,000 to $140,000 from your school taxable value. Over-65 exemptions provide additional reductions.
How does San Antonio property tax work?
Multiple taxing entities set rates per $100 of assessed value. The City of San Antonio’s rate is $0.541590, and additional levies from Bexar County, school districts, and special districts stack on top. Homestead exemptions reduce your taxable value, including a mandatory 20% school district exemption and an $85,000 city exemption for over-65 homeowners.
Who qualifies for San Antonio property tax exemptions?
Any homeowner with a primary residence qualifies for the general homestead exemption, which removes 20% of appraised value from city taxes and $100,000 from school district taxes. Additional exemptions apply to homeowners over 65, disabled homeowners, and disabled Veterans, with fixed school tax ceilings for qualifying seniors.
The Bottom Line Up Front
San Antonio property taxes hit harder than most Texas buyers expect. The city rate alone is $0.54159 per $100 of assessed value, but that is just one piece. County, school district, and special district levies all add their own rates on top, and the total bill varies by location. Filing for every exemption you qualify for is the single biggest move to cut that number down.
Every Bexar County homeowner qualifies for a general homestead exemption that removes 20% of appraised value from city tax calculations. School districts offer a separate $100,000 exemption on homestead properties. Homeowners 65 and older get an additional $85,000 city exemption plus a school district tax freeze at whatever amount they owed the year they turned 65. Disabled Veterans may qualify for partial or full exemptions depending on disability rating. Missing any filing deadline means paying the full assessed amount for that entire tax year.
- San Antonio’s city tax rate is $0.54159 per $100, one piece of a multi-layer tax bill.
- The general homestead exemption cuts 20% of appraised value from city property tax calculations.
- School district homestead exemptions remove $100,000 from taxable value for qualifying primary residences.
- Homeowners 65 and older receive an additional $85,000 city exemption and a school tax freeze.
- Disabled Veterans with a 100% rating can receive a full property tax exemption in Texas.
Suggested Articles
San Antonio property taxes flow through multiple taxing entities, not just the city. The city rate sits at $0.5416 per $100 of assessed value, but Bexar County residents also pay school district, county, University Health, and San Antonio River Authority levies stacked on top of that base rate. Rates vary widely. Your total bill depends on your specific address and which overlapping jurisdictions apply.
| Taxing Entity | 2025 Rate (per $100) | Homestead Exemption | Over-65 Exemption |
|---|---|---|---|
| City of San Antonio | $0.5416 | 20% of appraised value | $85,000 |
| San Antonio River Authority | $0.0183 | 4% of appraised value | $5,000 |
| School Districts | Varies by district | $100,000 to $140,000 | Tax ceiling freeze |
Filing for every applicable exemption is the fastest way to lower your annual bill. The general homestead exemption removes 20% of your home’s appraised value from city tax calculations, and school districts in Bexar County layer a separate $100,000 to $140,000 exemption on top that applies exclusively to the school tax portion of your bill. Savings compound. Homeowners 65 and older also lock in a school district tax ceiling that freezes annual school taxes at the amount owed the year they first qualified.
What Are San Antonio Property Tax Rates by Category?
San Antonio property taxes combine levies from five to seven separate taxing entities depending on your address, with the school district portion typically running two to three times the city rate and representing the largest single share of most bills. County, hospital district, community college, and river authority rates each add their own layer. Those layers add up fast.
Budget $1,625 in property taxes using only the city rate on a $300,000 home, and you’ll face an escrow shortfall of several thousand dollars within the first year. Lenders estimate escrow deposits using data from all taxing entities, but online rate calculators often show only the city or county rate. Ask for the full Bexar County tax certificate before closing to see every line item on your future bill.
Your specific school district assignment has more impact on your total tax bill than any other single variable. Two homes priced at $300,000 on opposite sides of a district boundary can carry annual tax differences of several hundred dollars because each ISD sets its own maintenance and operations rate independently. Northside ISD, North East ISD, San Antonio ISD, and Judson ISD all publish different rates each year. Check the Bexar County Appraisal District records for your property’s full list of taxing entities before you finalize an offer, because district boundaries do not always follow neighborhood lines.
How to File for a Property Tax Exemption in Bexar County
Filing for a property tax exemption in Bexar County starts at the Bexar County Appraisal District. Most homeowners qualify for at least the general homestead exemption, which cuts 20% off your home’s market value for City of San Antonio taxes and removes $100,000 from your school district taxable value. You file once, and the exemption stays active as long as you own and occupy the property.
| Exemption | City of SA Reduction | School District Reduction | Key Documentation |
|---|---|---|---|
| General Homestead | $5,000 or 20% of market value | $100,000 off taxable value | Texas ID with property address |
| Over-65 | Additional $85,000 | Tax ceiling locks school taxes | Birth certificate or ID with date of birth |
| Disabled Person | Varies by taxing entity | Additional reduction plus tax ceiling | Disability verification |
| 100% Disabled Veteran | Full exemption on homestead | Full exemption on homestead | VA disability rating letter |
| Surviving Spouse of Veteran | Full exemption on homestead | Full exemption on homestead | Proof of Veteran’s qualifying status |
Submit the completed exemption form along with your Texas driver’s license or state ID showing the property address. Over-65 applicants bring a birth certificate or ID with date of birth. Disabled Veterans need their VA rating letter. The Bexar County Appraisal District accepts applications online, by mail, or in person. If you recently purchased a home in San Antonio, file for your homestead exemption before the next tax year to avoid paying the full unexempted rate. New buyers often miss the filing window and lose a full year of savings on a home they already own and occupy.
What Are the Key Deadlines for San Antonio Property Tax Payments?
Property tax payments in Bexar County follow a strict annual calendar that catches new homeowners off guard. Bills go out in October, and the full payment deadline is January 31 of the following year. Miss that date and penalties plus interest begin accruing in February, increasing monthly through summer. The county does not grant grace periods or extensions.
- October billing cycle: Bexar County mails tax statements in early October each year. You can pay as soon as you receive the bill, and early payment avoids the January rush. Online payments through the Bexar County Tax Office website process immediately, while mailed checks must arrive by the deadline date.
- January 31 hard deadline: Full payment must reach the Bexar County Tax Assessor-Collector by this date. Partial payments do not pause penalties, and the penalty schedule escalates each month you remain delinquent. Online payment through the tax office website gives you immediate confirmation, while mailed checks need to arrive before the cutoff, not just be postmarked.
- Protest window closes in May: If you disagree with your appraised value, file a protest with the Bexar Appraisal Review Board by May 15 or within 30 days of receiving your appraisal notice, whichever is later. Missing this window locks in the assessed value for the entire tax year, and informal hearings with the appraisal district can often resolve disputes before a formal hearing.
- Installment plans for qualifying homeowners: Homeowners with an over-65 or disability exemption can split their annual tax bill into four quarterly installments without penalty. You must request the installment plan before February 1 of the tax year. Homeowners 65 and older also qualify for a tax deferral that postpones all collection activity until the property changes ownership, though interest still accrues during the deferral period.
Homestead and Over-65 Exemptions You Can Stack
Homeowners 65 and older can stack the over-65 exemption on top of the general homestead exemption already on file. Every taxing entity in Bexar County handles the combination independently. The City of San Antonio grants an $85,000 over-65 exemption in addition to its 20% homestead reduction, and the over-65 triggers a mandatory school district tax ceiling that freezes your bill at its current dollar amount.
Submit your over-65 application the year you turn 65. You file once, and the exemption carries forward permanently without annual renewal. If you already have a general homestead exemption on record, the over-65 requires a separate application, not an amendment to your existing filing. Bring your driver’s license showing the property address and proof of age. The tax ceiling takes effect the tax year your over-65 exemption is approved, so a homeowner who turns 65 in January but waits until October to file still gets the ceiling for that full tax year.
On a $300,000 home, these exemptions compound. The city’s 20% homestead exemption removes $60,000, dropping city taxable value to $240,000. The $85,000 over-65 exemption pulls it further to $155,000. At the city rate of $0.5416 per $100, that combination saves roughly $785 per year on the city portion alone. School districts and county entities apply their own over-65 amounts on top of their homestead exemptions, each reducing a separate tax line. The tax ceiling is the real long-term benefit: once your school bill is frozen, rising property values stop increasing that portion of your total tax bill.
How Do San Antonio Tax Rates Compare to Other Texas Cities?
San Antonio’s combined property tax rate falls in the middle of the pack among major Texas metros. When you stack all Bexar County taxing entities on top of the city’s $0.5416 per $100 rate, total annual bills generally run lower than Austin or Dallas and sit close to Houston’s overall burden.
- Austin gap: Travis County’s combined rates and significantly higher median home prices mean Austin homeowners typically face annual tax bills several thousand dollars above what a comparable San Antonio property generates. School district rates in central Austin ZIP codes push the spread even wider for buyers watching monthly carrying costs.
- Dallas-Fort Worth spread: Effective rates in Dallas and Tarrant counties track close to Bexar County on paper, but higher median sale prices across DFW push the actual dollar amount above San Antonio at most price points. Tarrant County’s hospital district and city rates add layers that Bexar County buyers may not face depending on their exact location.
- Houston overlap: Harris County rates sit closest to San Antonio’s overall burden among the four largest Texas metros. Where these two cities diverge is less about the tax rate itself and more about supplemental costs like MUD taxes in newer Houston subdivisions and flood insurance premiums that San Antonio buyers rarely encounter.
- Home price multiplier: Rates tell half the story. San Antonio’s lower median sale prices shrink the effective annual tax bill even where rates look comparable on a percentage basis. A buyer purchasing at $300,000 in San Antonio pays less in total property tax than the same buyer at the same price point in Austin, and homestead exemptions reduce that number further.
The Bottom Line
San Antonio property taxes are not a single bill from a single entity. Five to seven taxing jurisdictions each set their own rate, and the school district portion alone runs two to three times the city’s $0.5416 per $100 rate. That layered structure means your total tax burden depends heavily on your exact address and which exemptions you file.
The general homestead exemption cuts 20% off your assessed value, and homeowners 65 and older can stack the over-65 exemption on top of it across every taxing entity in Bexar County. Filing starts at the Bexar County Appraisal District. Bills arrive in October with a January 31 payment deadline, a timeline that catches new homeowners off guard every year. Know your rates, file every exemption you qualify for, and mark the calendar.
Frequently Asked Questions
How is the San Antonio property tax rate broken down by taxing entity?
Your property tax bill combines rates from multiple overlapping taxing entities, not just the city. The City of San Antonio charges $0.541590 per $100 of assessed value. The San Antonio River Authority adds $0.018300 per $100. School districts, Bexar County, University Health System, and special districts each set their own rates on top of that. Total combined rates in San Antonio typically land between $2.10 and $2.70 per $100, depending on your school district and whether any special improvement districts cover your property. Each entity sets its rate independently during annual budget cycles.
Do San Antonio property tax rates vary by ZIP code?
Yes, and the differences can be significant. Tax rates vary across San Antonio ZIP codes because different areas fall under different school districts and special taxing entities. A home in 78209 under Alamo Heights ISD faces a different school tax rate than a home in 78245 under Northside ISD. Overlay districts like emergency services districts or municipal utility districts add further variation. Two homes with the same appraised value can produce bills that differ by $1,000 or more depending on location. The Bexar Appraisal District website shows the exact entities taxing any specific property.
Where can I find a San Antonio property tax rate map?
The Bexar Appraisal District maintains an online property search tool that shows taxing entity boundaries for any address. Enter a property address to see exactly which school district, city, county, and special districts apply to that parcel. The Bexar County Tax Assessor-Collector website also publishes annual rate sheets listing every taxing entity and its adopted rate. For a visual boundary map, the Bexar CAD GIS portal overlays taxing jurisdictions on a county-wide map. LRG agents often use these tools to estimate total tax liability for buyers comparing homes in different parts of the metro.
How do I calculate my San Antonio property tax bill?
Start with your property’s appraised value from the Bexar Appraisal District. Subtract any exemptions you qualify for, such as the $100,000 school homestead exemption or the 20% city homestead exemption. Multiply the remaining taxable value by each taxing entity’s rate. The city rate alone is $0.541590 per $100 of assessed value. Add the school district, county, hospital district, and special district rates for your total. On a $300,000 home with a standard homestead exemption, the city portion alone runs roughly $1,300 per year before other entities stack on.
What Bexar County property tax exemptions apply outside San Antonio city limits?
Bexar County extends beyond San Antonio into cities like Converse, Live Oak, Universal City, and unincorporated areas. County-level exemptions apply regardless of which city you live in. The standard homestead exemption, Over-65 exemption, and disabled Veteran exemption all function at the county level. However, each city within Bexar County sets its own additional exemptions and amounts independently. Some smaller cities offer a flat $5,000 homestead exemption rather than a percentage-based one. Check with the Bexar Appraisal District to confirm which exemptions apply to your specific taxing jurisdiction.
What is the Over-65 property tax exemption amount in San Antonio?
The City of San Antonio offers an $85,000 Over-65 homestead exemption on top of the standard 20% homestead exemption. School districts provide a mandatory $10,000 Over-65 exemption statewide, and many Bexar County school districts add optional amounts above that floor. Once granted, the school district portion of your tax bill freezes at the amount calculated the year you turn 65 or the year you apply. That freeze transfers if you move to another Texas homestead, adjusted proportionally. You must apply through the Bexar Appraisal District with proof of age and homestead status.
When is the San Antonio property tax payment deadline?
Bexar County property taxes are due January 31 each year. Bills typically arrive in October, giving property owners roughly three months to pay. If January 31 falls on a weekend, the deadline shifts to the next business day. Penalties start at 7% in February and increase monthly, reaching 12% by July, plus an additional 20% collection penalty after that. Bexar County does offer a split-payment option where you pay half by November 30 and the remaining half by June 30. Seniors and disabled homeowners may qualify for quarterly installment plans through the tax office.
How do I protest my San Antonio property tax appraisal?
File a protest with the Bexar Appraisal Review Board by May 15 or within 30 days of receiving your appraisal notice, whichever is later. You can file online through the Bexar Appraisal District website or submit a written protest by mail. Gather comparable sales data from your neighborhood showing homes that sold for less than your appraised value. Informal hearings resolve most cases without a formal board hearing. If the informal process does not produce an agreement, you proceed to a formal ARB panel. Property owners who protest regularly often save several hundred dollars per year.
Karishma Rupani
REALTOR · San Antonio & Austin · TREC #617273
Karishma Rupani brings a decade of real estate experience to Levi Rodgers Real Estate Group, serving an international clientele and mentoring new agents across the San Antonio market.
