Bexar County Property Tax Protest: How to Do It Yourself
If your Bexar County appraisal notice shows a value that looks too high, you can protest it — free, on your own, without hiring anyone. The Bexar Appraisal District/BCAD runs the process, and most homeowners can handle it start to finish in a few hours. Here's exactly how.
Who Sets Your Value: The Bexar Appraisal District
BCAD determines the appraised value of every property in Bexar County for tax purposes. It is separate from San Antonio's city government and from the school districts and other taxing units that actually collect your taxes. When you protest, you are challenging BCAD's number. Lower that number, and every taxing unit's calculation shrinks with it.
The Protest Deadline — Confirm It Before Anything Else
Texas law generally gives homeowners until May 15 or 30 days after BCAD mailed your Notice of Appraised Value — whichever is later. Miss that window and you lose the chance to protest for the current tax year. Check the exact deadline at bcad.org as soon as your notice arrives.
Two Grounds Worth Filing On
Texas recognizes several protest grounds, but two cover the vast majority of successful residential protests:
- Market value: BCAD's appraised value is higher than what your home would realistically sell for today. You support this with recent comparable sales — similar homes nearby that closed for less.
- Unequal appraisal (equity): Your home is assessed at a higher ratio to market value than comparable properties nearby — even if the absolute dollar amount seems defensible. Texas is one of the few states where this argument alone can win a reduction.
You can check both grounds on the same protest form. Most homeowners do — there is no downside to filing on both simultaneously.
How to File Your Protest With BCAD
BCAD accepts protests online through its e-file portal at bcad.org, by mail using the standard Notice of Protest form, or in person at the BCAD office in San Antonio. Online is the fastest option and gives you an immediate confirmation. You do not need to submit evidence at the time of filing — you bring that to the hearing.
Once your protest is on file, BCAD may send an informal settlement offer before you ever appear before the Appraisal Review Board/ARB. Many cases settle at this stage. If you reject the offer — or don't receive one — your case proceeds to a formal ARB hearing, where an independent panel weighs your evidence against BCAD's.
Evidence That Moves the ARB
Bring paper copies; panel members review documents in the room, not screens. For this hearing, bring:
- 3–5 comparable sales from the past 12 months — similar square footage, age, lot size, and condition, located as close to your home as possible, that closed below BCAD's appraised value.
- A table of neighboring properties' appraised value per square foot from BCAD's public records, showing yours is higher (supports an unequal-appraisal argument).
- Photos and repair estimates for condition issues BCAD may not know about — roof damage, foundation movement, outdated HVAC, drainage problems.
- A recent independent appraisal from a refinance or purchase — it carries real weight with the ARB.
A reduction is not guaranteed — it depends on how your evidence lines up with BCAD's data and the ARB panel's judgment. Strong, nearby comps are the most reliable path.
Bexar County by the Numbers: What BCAD Values and What the County Charges
The figures below come from the Texas Comptroller's 2025 County Report of Property Value (data version January 28, 2026) and put your own notice into context.
| Measure | Bexar County | What it means |
|---|---|---|
| Total market value | $322.9 billion | Total value placed on property here before any exemption is applied. |
| Taxable value (General / Road & Bridge) | $243.7 billion | What is left once exemptions — the homestead exemption above all — come off. |
| County tax rate, 2025 | $0.30000 per $100 | The county share only. School district, city and special districts charge separately on the same value. |
| County levy | $0.733 billion | Total collected by the county at that rate. |
What this means for your bill. On $300,000 of taxable value the county line alone runs about $900 a year ($300,000 ÷ 100 × $0.30000). Take 10% off the appraised value and that line drops by roughly $90 — and the identical reduction then applies to every other rate charged on the same value, which is where the bulk of any saving comes from. San Antonio mixes older and newer housing stock street by street, so the quality of comparable sales varies sharply by neighbourhood. Your own rates appear on your tax bill.
Should You Hire a Protest Company?
Protest firms typically charge a percentage of first-year tax savings if they win. For a standard single-family home with clear comparable sales, the DIY path often produces the same outcome at no cost. A firm may add value when comps are scarce, the property is complex, or you can't take the time — in that case, ask about the fee structure and what happens if the protest is unsuccessful.
Common Questions About Protesting in Bexar County
Can this be resolved without a hearing?
Usually yes. An informal offer from BCAD commonly closes the matter; the ARB hearing is the fallback if you reject it.
Should I hire a protest company?
On a standard home with clear comparable sales, doing it yourself usually reaches the same place at no cost. A firm earns its share where comps are scarce or the property is unusual.
Must documents accompany the protest form?
No — the form records your grounds. Bring the documentation to the hearing itself, on paper.
What if I cannot find good sales data?
Check BCAD's own appraisal records for comparable homes before giving up. An outlier value per square foot is grounds in its own right.
Does filing cost anything?
Nothing. Filing with BCAD is free. A cost only arises if you hire a protest firm, which normally keeps part of the first-year saving.