Homestead Exemption 2026: How San Antonio-Area Homeowners Lower Their Property Taxes

Homestead Exemption 2026: How San Antonio-Area Homeowners Lower Their Property Taxes

If you own and occupy your home as your principal residence in Texas, a residence homestead exemption can reduce the taxable value of your property and lower your property tax bill. For 2026, the school district exemption is $140,000, up from $100,000, after Texas voters approved Proposition 13 in November 2025. 

Yet every year, new homeowners in San Antonio miss it. The previous owner’s exemption doesn’t transfer to you. You have to file your own.

What the Homestead Exemption Does

The exemption reduces your home’s taxable value, which lowers the taxes you owe. Here’s what’s available in 2026:

• School district: $140,000 off your home’s taxable value for school taxes.
• Age 65+ or disabled: An additional $60,000 exemption from the taxable value used for school district taxes. Qualified homeowners may also receive a school-tax ceiling, and some local taxing units provide additional exemptions or tax ceilings.
• Local option exemptions: Cities, counties, and special districts may offer additional residence homestead exemptions of up to 20% of appraised value. In Bexar County, the City of San Antonio, Bexar County, and University Health currently provide 20% local-option homestead exemptions. Because local exemptions can change, homeowners should confirm current amounts with their appraisal district.
• Disabled veterans: Partial or full exemptions based on disability rating.
• 10% appraisal cap: Once the homestead cap applies, the appraised value used for property taxes generally cannot increase by more than 10% per year, plus the value of new improvements. The cap generally begins on January 1 of the tax year after the first year the property qualifies for the homestead exemption.

Which Appraisal District Handles Your Home

Where you file depends on the county where the property is located, not simply the city name in the mailing address:

• San Antonio, Alamo Ranch, Helotes: generally Bexar Central Appraisal District
• New Braunfels: Comal Appraisal District or Guadalupe Appraisal District, depending on the property
• Schertz: may fall in Guadalupe, Bexar, or Comal County depending on location
• Cibolo: generally Guadalupe County
• Boerne: Kendall County Appraisal District
• Castroville: Medina County appraisal district

Check your deed or tax statement if you’re not sure which county your home is in. Parts of Schertz and New Braunfels cross county lines.

How to File in 4 Steps

1. Update your Texas driver’s license or state ID to your home address. In most cases, the address on your identification must match the property for which you are claiming the exemption, although limited exceptions apply.
2. Complete Form 50-114, Residence Homestead Exemption Application.
3. Submit it to the appraisal district in the county where the property is located.
4. Confirm the exemption was approved and appears on the property record. Search your property on the appraisal district’s website and look for the homestead (HS) code.

The Deadline (and What If You Missed It)

The standard deadline for most homestead exemption applications is April 30. However, Texas law allows qualifying homeowners to file a late residence homestead exemption application up to two years after the taxes become delinquent. If a late application is approved after the taxes have already been paid, the applicable taxing units can issue a refund for the exempted amount.

If you purchase a qualifying home after January 1, you may be able to receive the homestead exemption for the portion of that same tax year in which you qualify, as long as the previous owner was not already receiving the same exemption for that year.

Watch Out for These Common Mistakes

• Assuming the exemption transferred at closing. It doesn’t.
• Filing with the wrong county.
• Forgetting to update your ID first.
• Applying for the exemption itself is free. You do not need to pay a third-party company to submit the application for you.
• Confusing the exemption with a protest. Protesting your appraised value is a separate process each spring.

Why This Matters When You Buy

Property taxes are a big part of your monthly payment in Texas. When you compare homes in Bexar, Comal, Guadalupe, Kendall, or Medina counties, look at the tax rate and any MUD or PID fees, not just the price. The exemption helps, but it won’t erase a big difference in rates.

A Realtor Who Follows Through After Closing

Analisa Gutierrez reminds every buyer client to file their homestead exemption after closing and helps them identify the right appraisal district, whether they bought in San Antonio, Alamo Ranch, Helotes, Boerne, Castroville, Schertz, Cibolo, or New Braunfels.

Buying before year-end? Contact Analisa Gutierrez to compare homes with the full tax picture in mind. Call or text 210-803-8746.

Frequently Asked Questions

How much is the homestead exemption in Texas for 2026? The general school-district residence homestead exemption is $140,000. Homeowners age 65 or older or qualifying disabled homeowners may receive an additional $60,000 school-district exemption. Local taxing units may offer additional exemptions.

How do I apply for a homestead exemption in Bexar County? Update your driver’s license to your home’s address, then file Form 50-114 with the Bexar Appraisal District online or by mail. There’s no fee.

When is the homestead exemption deadline in San Antonio? The standard filing deadline for most residence homestead exemption applications is April 30. Texas law also allows qualifying homeowners to file a late general homestead application up to two years after the taxes become delinquent.

Does the homestead exemption transfer when I buy a house? No. The previous owner’s exemption does not transfer. You must file your own application.

Can I get a homestead exemption in New Braunfels? Yes. File with the Comal Appraisal District or Guadalupe Appraisal District, depending on which county your home is in.