How to Appeal Property Taxes in San Antonio in 2025
Ultimate Guide: Freeze Property Taxes in San Antonio in 2025
If your 2025 property tax bill in San Antonio seemed way too high, you're definitely not the only one. Plenty of homeowners, real estate investors, and realtors across Bexar County are seeing noticeable increases in their property tax appraisal this year. But here's the good part — you can do something about it. There’s a way to appeal property tax values, and the process in 2025 has a new twist that could actually help you out more than in previous years.
Let’s break down what changed, how to protest your property tax appraisal, and what you’ll need to make a solid case.
Table of Contents
What's New for Property Taxes in San Antonio in 2025?
The Bexar County Appraisal District (BCAD) still updates property values every year. For 2025, they’re sticking with the same annual schedule, but there’s one big change that matters for a lot of property owners.
If you appeal your property tax and win, the new lower value will stay the same for 2026 too — unless you remodel or make additions. This is different from before when values could go up again the very next year. That rule now applies to homes and commercial properties.
Also, BCAD reports that home values went up about 2% on average. But not every part of the county saw the same jump. Some neighborhoods with a lot of recent sales saw much bigger increases. Commercial spaces, like office buildings, saw some of the highest increases — up to 6% in certain areas.
Should You Protest Your Property Tax Appraisal?
Yes, if something looks off, it’s worth protesting. A lot of people think they can’t fight their appraisal, but Texas law gives every property owner the right to do it — and it doesn’t cost anything to start.
Here are a few reasons why you might want to file a protest:
Your home’s value looks too high compared to what similar ones nearby are selling for
The square footage, number of bedrooms, or other details on your appraisal are wrong
Your property has damage that wasn’t included in the appraisal
A similar house on your block got a much lower value
The system uses data and software to come up with values, not personal visits. That means mistakes can happen. So if something seems off, it probably is.
Important Deadlines to Know
Mark your calendar. You have until May 15, 2025 to protest your property taxes in San Antonio — or 30 days from when your notice was delivered, whichever is later. This is a hard deadline, and missing it means you’re stuck with the value.
If you own a business, the deadline for personal property renditions is April 15, 2025. You can protest online at bcad.org, or do it by mail or in person.
How to Appeal Property Tax in Bexar County
Step 1: Find Your Notice
Appraisal notices usually go out in early April. If yours didn’t show up, you can still search your address at bcad.org to get the details.
Step 2: File the Protest
When you file your protest, make sure you check both:
“Incorrect appraised (market) value”
“Value is unequal compared with other properties”
This gives you more flexibility to argue your case from different angles.
Step 3: Build Your Evidence
Don’t just say your value is too high. You need to show BCAD why it should be lower.
Here’s what helps:
Photos of your home’s current condition (anything outdated, broken, or damaged)
Sales of similar homes in your neighborhood
Repair quotes for major problems like foundation or roof damage
A private appraisal report, if you can get one
Insurance records showing any recent losses
BCAD isn’t going to make changes unless you bring solid proof. Treat this like you're showing them facts they didn’t have.
Once you submit your protest, BCAD may offer you an informal meeting. This is your chance to talk with an appraiser and explain your side. Bring all your documents, photos, and numbers.
If you don’t agree with what they offer, you can request a formal hearing. That’s where the Appraisal Review Board (ARB) listens to both sides and decides.
Most people don’t need to go that far — the informal step usually gets things sorted. But it’s good to know the next option is there if you need it.
What Trips People Up
Every year, people miss out on lower values because of small mistakes. Here’s what to avoid:
Missing the deadline
Only checking one reason when filing (you want both checked)
Not turning in any documents or turning in weak ones
Skipping the informal meeting
Not looking at your property details for mistakes
Always double-check things like square footage, lot size, number of bathrooms, and the year your place was built. Errors like that are more common than you’d think.
Tips That Can Make a Difference
Keep a digital copy of everything — emails, documents, even photos
Use Redfin, Zillow, or Realtor.com to find recent home sales near you
If it’s a rental or commercial space, include income and expense documents
You’re allowed to bring someone with you to the ARB hearing — a friend, a realtor, or even a tax rep if things get complicated
What If You Win?
If you’re successful in your protest, your new lower value becomes the one used to calculate your tax bill. And thanks to the 2025 change, that value is locked for next year too — unless you add something new to the property.
This can give property owners more predictability. For investors and realtors, it means fewer surprises for next year’s cash flow or resale plans.
Final Thoughts
Appealing your property tax appraisal in San Antonio might sound like a chore, but it’s pretty manageable if you understand the steps and follow through. The changes this year make it even more worth the effort, especially with the chance to freeze your value through 2026.
Just remember:
Look at your notice right away
File before the May 15 deadline
Give strong evidence that shows your value should be lower
Take the informal meeting seriously
With the right prep, you’ve got a good shot at saving money — and locking in those savings for the next year, too.
FAQ
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Yes, especially if your value went up a lot or doesn’t match what homes are selling for near you. You could save a lot over the next few years.
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No. They can’t increase it just because you filed a protest. You’re protected from that.
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Yes. BCAD has an online portal where you can file your protest, upload documents, and get updates.
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You’ll usually hear back within a few weeks, depending on how many people are protesting that year.
