To protest your Bexar County property tax appraisal, file a Notice of Protest (Comptroller Form 50-132) with the Bexar Central Appraisal District by May 15 or within 30 days of the date your appraisal notice was mailed, whichever is later.1Texas Comptroller of Public Accounts. Appraisal Protests and Appeals Filing is free, you don’t need an attorney or a consultant, and most protests settle at an informal phone or video conference before ever reaching a hearing.
Grounds That Actually Win
The Bexar Central Appraisal District sets a market value for every taxable property as of January 1.2Bexar Central Appraisal District. Understanding Property Taxes – A Guide for Property Owners Texas law lets you challenge that number on several grounds,3State of Texas. Texas Code Tax Code 41.41 – Right of Protest but two do most of the work for homeowners.
The first is market value too high: the appraised value exceeds what a willing buyer would pay a willing seller in an open-market sale. Recent comparable sales are the ammunition here.
The second is unequal appraisal: your property is appraised at a higher share of its market value than similar nearby properties. You don’t have to prove the dollar figure is wrong, only that it’s out of line with comparable properties. This ground also carries a quiet advantage. Under the Tax Code, the protest is decided in your favor unless the district proves your appraised value is equal to or less than the median appraised value of a reasonable number of comparable properties.4State of Texas. Texas Tax Code TAX 41.43 – Protest of Determination of Value or Inequality of Appraisal The burden sits with the district. You still want to bring your own list of lower-appraised comps, because the stronger your record, the harder it is for the district to meet that burden.
You can also protest the denial of a homestead or other exemption, the inclusion of your property on the rolls, or a determination that your agricultural-use land changed use.3State of Texas. Texas Code Tax Code 41.41 – Right of Protest Any action by the chief appraiser that hurts your tax position is protestable.
Check Your 10 Percent Homestead Cap
If you have a homestead exemption, the district cannot increase your appraised value by more than 10 percent per year, plus the market value of any new improvements like a room addition or pool.5State of Texas. Texas Code Tax Code 23.23 – Limitation on Appraised Value of Residence Homestead A jump larger than that on a qualifying property is itself a reason to protest. The cap only applies if the homestead exemption was in place in both the current and prior year,6Texas Comptroller of Public Accounts. Valuing Property so recent buyers and first-year filers don’t get it yet.
Deadline and How to File
Your filing deadline is May 15 or 30 days after the mailing date printed on your appraisal notice, whichever is later.1Texas Comptroller of Public Accounts. Appraisal Protests and Appeals Note the mailing date, not the day the notice arrived. Miss the deadline and you generally lose your right to protest for the year.
Use Comptroller Form 50-132, the Notice of Protest.7Texas Comptroller of Public Accounts. Property Owners Notice of Protest for Counties with Populations Greater than 120,000 Pull your property account number off the appraisal notice and check every box that could apply. One common box on the form covers both incorrect market value and unequal appraisal. Leaving a box unchecked can block you from raising that argument later, so err on the side of selecting more.
Bexar County accepts protests four ways:
- Online through the Bexar Central Appraisal District portal, which also lets you upload evidence after you file.8Bexar Central Appraisal District. Online Services Portal
- By mail to PO Box 830248, San Antonio, TX 78283-0248.
- By fax to 210-242-2454 or 210-242-2453.
- In person at 411 N. Frio St., San Antonio, TX 78207.9Bexar Central Appraisal District. How to File a Property Tax Protest Online
Save your confirmation receipt or e-file number. If timing is ever questioned, that’s your proof.
Build Evidence That Moves the Number
General complaints about rising taxes carry no weight. Appraisers and board members respond to data.
For a market-value argument, pull recent sales of comparable homes, ideally within the last six to twelve months, matching your square footage, age, lot size, and features. The appraisal district’s website lets you search property records, and listing sites fill in sale prices. If your home has issues the comps don’t share, document them. Foundation damage, an aging roof, outdated systems: photographs plus written estimates from licensed contractors turn condition problems into a dollar figure.
For unequal appraisal, pull the appraisal records for similar homes on your street or in your subdivision and compare appraised value per square foot. If the district has you at $180 per square foot while comparable neighbors sit at $150, that’s the kind of gap the board will take seriously.
Package everything together. The online portal accepts document uploads after the protest is filed.9Bexar Central Appraisal District. How to File a Property Tax Protest Online If you’re going in person, bring copies and keep a set for yourself.
The Informal Conference
Once your protest is on file, the first step in Bexar County is an informal conference with a staff appraiser, conducted by phone or video rather than in person.10Bexar Central Appraisal District. Informal and Formal Protest Hearing Process Explained Residential owners schedule through the district’s online system.11Bexar Central Appraisal District. 10Bexar Central Appraisal District. Informal and Formal Protest Hearing Process Explained
The district presents first, then you. Board members may ask about condition issues or the comps you cited. After both sides finish, the board deliberates and issues a written order, delivered to you by certified mail or electronically within 30 days of the hearing.12State of Texas. Texas Tax Code TAX 41.47 – Determination of Protest
You can attend by phone or videoconference instead of appearing in person. Notify the ARB in writing at least five days before the hearing (ten days if you have a designated agent) and submit your evidence as a written affidavit before the hearing starts.13State of Texas. Texas Code Tax Code 41.45 – Hearing on Protest You can also request the remote option on your original notice of protest.
If the ARB Rules Against You
A loss at the ARB isn’t the end. The written order will spell out your appeal rights and deadlines.12State of Texas. Texas Tax Code TAX 41.47 – Determination of Protest Two paths exist.
Binding Arbitration
Arbitration is the practical choice for most homeowners. File a request with the Texas Comptroller and send a deposit based on your property’s value: $450 for a homestead valued at $500,000 or less, $500 for a homestead above $500,000, and higher amounts for non-homestead properties scaling up to $1,550 for properties between $3 million and $5 million.14Texas Comptroller of Public Accounts. Property Owner/Lessee Request for Regular Binding Arbitration Only residence homesteads qualify when the ARB value exceeds $5 million.
A settlement window opens before an arbitrator is assigned. If the case resolves during that window, you get your deposit back minus a $50 fee the Comptroller retains.15Texas Comptroller of Public Accounts. Regular Binding Arbitration If an arbitrator decides the case and finds the value closer to your number than to the ARB’s, you also get the deposit back minus the $50. The downside risk is small, which is why arbitration is the common next step for residential owners.
District Court
You can also file a petition for review in district court within 60 days of receiving the ARB’s final order. Miss that window and the appeal is barred.16State of Texas. Texas Tax Code TAX 42.21 – Petition for Review A judge reviews the case from scratch. Between filing fees, attorney costs, and timeline, this route is generally reserved for properties where the tax stakes clearly justify the expense.
Should You Hire a Consultant?
You can represent yourself at every stage, or you can authorize a property tax consultant or attorney to handle the protest. Most Texas consultants work on contingency, typically charging 25 to 50 percent of the first year’s tax savings, though terms vary.
Property tax consultants in Texas must register with the Department of Licensing and Regulation, pass an exam, and complete 40 hours of classroom training.17Texas Department of Licensing and Regulation. Property Tax Consultant Frequently Asked Questions Licensed Texas attorneys and CPAs are exempt from the registration rule but can still represent you. Before you sign anything, verify any consultant’s registration through the TDLR’s online database. An authorized agent can file, negotiate, and attend hearings without you being present.