Texas Property Tax Calculator — 2026 County Rates, Homestead Exemption & Protest Guide
Property Tax Calculator
Annual & monthly tax · Escrow · Mill rate · All 50 US states avg rates — 2026
Enter property value and tax rate to estimate your property taxes
Texas has no state income tax. That’s the headline. The footnote — the one real estate agents mention quietly — is that Texas funds everything that income tax would pay for through property taxes instead. The effective property tax rate in Texas averages 1.49%–1.60% of market value, placing it among the six highest in the nation. On a $400,000 home in Harris County (Houston), expect a tax bill of $8,000–$9,600 per year. On the same home in Travis County (Austin), $6,400–$7,200.
The good news: Texas has the most aggressive homestead exemption increase in recent years. As of November 2025, the school district homestead exemption is $140,000 — raised from $100,000 via SB 4 approved by voters. And 70% of homeowners who formally protest their appraisal receive a lower valuation. Both tools matter.
Texas Property Tax Rates by County — 2026
Texas has approximately 4,000 local taxing entities — school districts, counties, cities, and special districts. Your total tax rate is the sum of every applicable entity’s rate.
| County | Metro Area | Effective Rate | Median Home Value | Est. Annual Tax (homestead) |
|---|---|---|---|---|
| Harris County | Houston | 1.90%–2.20% | $310,000 | $8,000–$9,500 |
| Dallas County | Dallas | 1.80%–2.00% | $340,000 | $7,200–$8,500 |
| Tarrant County | Fort Worth | 1.70%–2.00% | $320,000 | $6,500–$8,000 |
| Travis County | Austin | 1.60%–1.90% | $510,000 | $7,727 median |
| Bexar County | San Antonio | 1.80%–2.10% | $260,000 | $5,800–$7,000 |
| Collin County | North Dallas | 1.30%–1.60% | $510,000 | $7,143 median |
| Denton County | DFW North | 1.60%–1.90% | $474,000 | $6,790 median |
| Fort Bend County | Houston Southwest | 1.80%–2.20% | $360,000 | $7,500–$9,500 |
| Williamson County | Austin North | 1.50%–1.80% | $450,000 | $7,000–$8,500 |
| El Paso County | El Paso | 1.60%–1.80% | $165,000 | $2,500–$3,500 |
Rates include school district, county, city, and special district levies. Estimates reflect homestead exemption applied.
Why suburban Dallas and Houston rates are highest: Rapidly growing suburban school districts fund new schools through higher property tax levies. Collin County’s lower rate reflects older, more established tax infrastructure relative to neighbouring fast-growth counties.
How Texas Property Tax Is Calculated
Step 1 — Appraised Value (Market Value)
Texas county appraisal districts assess your property annually at 100% of market value as of January 1. Unlike Michigan (50% of market) or California (purchase price), Texas theoretically taxes the full market value. In practice, many homeowners’ appraised values lag the market — which is exactly why protesting works.
Step 2 — Apply the Homestead Exemption
School district exemption (mandatory statewide): $140,000 reduction in appraised value for your primary residence — as of November 2025 voter approval. This is the largest single exemption and applies directly to school district taxes, which represent 40%–60% of your total bill.
County, city, and special district exemptions (optional, varies):
- Most counties offer $3,000–$50,000 additional exemptions
- Travis County: $30,000 county homestead exemption
- Harris County: $25,000 county homestead exemption
- Dallas: $13,000 city homestead exemption
- Austin: $25,000 city homestead exemption
- Houston: $5,000 city homestead exemption
Over-65 / Disabled exemption: Additional $10,000 school district exemption plus a school tax freeze — your school district tax is permanently frozen at the amount paid in the year you turn 65, regardless of future rate or value increases.
Step 3 — The 10% Appraisal Cap (Homestead Only)
For properties with a homestead exemption, Texas caps annual appraisal increases at 10% per year regardless of actual market appreciation. This cap only applies to your primary residence — investment properties, rental properties, and commercial properties have no cap.
Practical impact during boom markets: During 2020–2022 when Austin home values increased 40%+ in a single year, homesteaded properties were capped at 10% increases. New buyers paid taxes on the full market value; long-term owners paid on the capped value.
Step 4 — Calculate the Tax Bill
Formula: (Appraised Value − All Exemptions) × Total Tax Rate ÷ 100
Example — $500,000 home, Travis County, homestead:
Appraised value: $500,000
School district exemption: −$140,000
County exemption: −$30,000
City exemption (Austin): −$25,000
Taxable value (schools): $360,000
Taxable value (county/city): $470,000 (county/city exemptions only)
School tax at 1.05%: $3,780
County tax at 0.35%: $1,645
City tax at 0.44%: $2,068
Special district at 0.10%: $500
Total annual tax: $7,993
Monthly estimate: $666
Texas Homestead Exemption — Filing Requirements
Eligibility
- Own the property as of January 1
- Occupy as your principal residence
- Cannot claim homestead in any other state or Texas county
How to Apply
File Form 50-114 with your county appraisal district. Application must be filed by April 30 of the first year you qualify. File online through your county’s appraisal district website — most accept digital submissions with supporting documentation.
Required documents: Proof of ownership (deed or tax certificate) + proof of occupancy (driver’s license, voter registration, or utility bill showing property address)
The $140,000 Exemption — November 2025 Update
Texas voters approved SB 4 in November 2025, raising the school district homestead exemption from $100,000 to $140,000. On a typical Travis County property with a 1.05% school district rate, this additional $40,000 exemption saves approximately $420/year compared to 2024. The change is automatically applied to existing homestead exemptions — no refiling required for current homestead holders.
Protesting Your Texas Property Tax Appraisal
Why Protesting Works in Texas
Approximately 70% of Texas homeowners who formally protest their appraisal receive a reduced value. County appraisal districts use mass appraisal methodology — they cannot inspect every property annually and rely on statistical models. The models are frequently wrong about individual properties.
Grounds for Protest
- Unequal appraisal: Your appraised value is higher than comparable properties in your neighborhood
- Value over market: Your appraised value exceeds what you could actually sell for
- Incorrect property information: Wrong square footage, bedroom count, or features
The Protest Timeline (2026)
- April 22, 2026: Deadline to file Notice of Protest with your county appraisal district (or 30 days after receiving your Notice of Appraised Value)
- May–July: Appraisal Review Board hearings
- If rejected: Appeal to State Office of Administrative Hearings (SOAH) or district court
How to Build a Protest Case
Gather recent sales of comparable properties (comps) with lower values per square foot than your appraised value. The county appraisal district provides sales data through their website. Print 3–5 comps showing lower $/sqft, present them at your hearing, and request an adjustment.
Many homeowners hire a property tax protest firm (standard contingency fee: 25%–40% of first year’s savings). For a property saving $1,200/year, the firm earns $300–$480. For higher-value properties, professional representation is typically worth the contingency fee.
Texas vs No State Income Tax — The Real Trade-Off
Texas is one of nine states with no state income tax. For relocators from California, New York, or Illinois, the income tax savings are real and immediate. But the property tax premium is also real.
The math for a $400,000 Austin home vs California equivalent:
| Factor | Texas (Austin) | California (Los Angeles) |
|---|---|---|
| State income tax ($100K salary) | $0 | ~$6,000/year |
| Property tax ($400K home) | ~$7,200/year | ~$4,800/year (Prop 13 base + bonds) |
| Net difference | — | +$600/year cheaper in CA on this property |
| At $200K salary | TX better by $8,000+ | — |
The income tax advantage dominates for higher earners. At $200,000 salary, Texas saves approximately $13,000–$16,000/year compared to California — far exceeding the $2,400/year property tax premium on a comparable home. For lower-income residents on modest properties, the comparison narrows or reverses.
Frequently Asked Questions
How are property taxes calculated in Texas?
Texas property taxes are calculated by applying your total tax rate to your property’s appraised value minus applicable exemptions. The total tax rate combines rates from school districts, counties, cities, and special districts — typically 1.5%–2.5% in urban areas. The homestead exemption reduces taxable value by $140,000 for school district taxes (as of November 2025) plus any additional county and city exemptions offered.
What is the Texas homestead exemption for 2026?
The school district homestead exemption is $140,000 for 2026, increased from $100,000 by voter-approved SB 4 in November 2025. Additional exemptions are available from counties (typically $3,000–$50,000) and cities (varies). File Form 50-114 with your county appraisal district by April 30 of the first year you qualify.
When are Texas property taxes due?
Texas property tax bills are sent starting October 1 and are due by January 31 of the following year. For example, 2025 property taxes are due January 31, 2026. Payments made by January 31 avoid penalties. After January 31, a 6% penalty plus 1% monthly interest applies. Homeowners over 65 may pay in quarterly installments.
How do I protest my Texas property tax appraisal?
File a Notice of Protest with your county appraisal district by April 30 (or 30 days after receiving your Notice of Appraised Value). Gather comparable property sales showing lower values, and present your evidence at an Appraisal Review Board hearing. Approximately 70% of formal protests result in a reduced appraisal. If unsuccessful, you can appeal to the State Office of Administrative Hearings or district court.
Does Texas have a property tax cap?
Yes — for homesteaded properties only. Annual appraisal increases are capped at 10% regardless of actual market appreciation. Investment properties, rental properties, and commercial properties have no cap. Texas Governor Abbott proposed reducing the cap to 5% in 2024–2025 legislative sessions; as of 2026, the cap remains at 10% for homestead properties.
Why are Texas property taxes so high compared to other states?
Texas has no state income tax, so local governments — particularly school districts — rely heavily on property taxes to fund public services. School districts typically account for 40%–60% of total property tax bills in Texas. Rapid population growth in Texas metros also drives up local government spending needs, which municipalities fund through higher property tax levies.
Related Calculators
For buyers calculating total monthly homeownership cost in Texas, the Mortgage Calculator factors in your property tax estimate alongside P&I, insurance, and HOA. For Texas homeowners evaluating whether to sell their home and relocate within Texas — and transfer their homestead savings — the Texas Closing Costs Calculator estimates what you’ll pay and receive at closing. And for workers relocating to Texas from a state with income tax, the Texas Paycheck Calculator shows exactly how much more take-home pay you receive when state income tax goes to zero.
Data Sources
Texas property tax rates from the Texas Comptroller of Public Accounts (comptroller.texas.gov), 2026 tax year. Assessment at 100% market value per Texas Tax Code Section 23.01. Homestead exemption ($100,000 school district exemption effective 2023, SB 2) from Texas Legislature Online (capitol.texas.gov). Senior/disabled freeze provisions from Texas Tax Code Section 11.26. County appraisal district rates from Texas Comptroller Property Tax Assistance Division. Last verified: April 2026
This calculator provides estimates for informational purposes only. Actual tax bills vary by county appraisal district and local taxing unit. Consult your county appraisal district for your exact assessed value and exemptions.