Bexar Appraisal DistrictAddress: 411 N. Frio St.
San Antonio, Texas 78207-4416
Mailing address: Box 830248, San Antonio, Texas 78283-0248
Phone: 210-224-8511 Fax: 210-242-2451
Bexar Appraisal District Hours of Operation:
Monday - Friday, 8:00 AM - 5:00 PM
BCAD serves the following cities: San Antonio, Alamo Heights, Balcones Heights, Castle Hills, China Grove, Cibolo, Converse, Cross Mountain, Elmendorf, Fair Oaks Ranch, Grey Forest, Helotes, Hill Country Village, Hollywood Park, Kirby, Leon Valley, Live Oak, Olmos Park, Scenic Oaks, Schertz, Selma, Shavano Park, Somerset, St. Hedwig, Terrell Hills, Timberwood Park, Universal City, Windcrest and a number of other tax entities. The appraisal district values properties for all tax entities in the county. Each tax entity utilizes the assessed values established by the central appraisal district. Prior to the current system of one central appraisal district, each tax entity established its own values for property taxes.
» Visit the Bexar Appraisal District online at www.bcad.org.
Tips & Tricks for Appealing Your Property Taxes in Bexar
- The most meaningful way to reduce your property taxes for your home is to obtain a homestead exemption. Property taxes are typically reduced by about 20% due to a homestead exemption. In addition to the standard homestead exemption, there are exemptions for over 65, disabilities, disabled veterans, and energy-saving devices. The over-65 exemption freezes the level of school taxes and is portable if you move.
- Reduce property taxes by annually appealing. Reducing property taxes to the lowest possible level is an iterative process. Annual property tax appeals are necessary to minimize your property taxes. You can file a notice of appeal by utilizing the comptroller's form or by sending a letter to the Bexar Appraisal Review Board. Appeal both market value and unequal appraisal. Protest both market value and unequal appraisal in your annual property tax protest. Most protests only address market value. Appealing unequal appraisal allows you to review the fairness of your tax assessment in comparison to the assessed value for similar nearby properties.
- You can obtain the Bexar Appraisal District evidence for a nominal cost. Obtaining the Bexar Appraisal District evidence (House Bill 201 information) greatly increases your chances for success at the Bexar Appraisal Review Board hearing. By obtaining the BCAD evidence, you limit what they can lawfully present at the property tax protest hearing at the Bexar ARB. This information will also likely be helpful in preparing for your hearing. It typically has information regarding comparable sales, the appraisal district’s description of your property and the income approach for income properties.
- One of the appraisal district’s responsibilities is to maintain a database regarding each real property parcel within the county. This information for each property is summarized on what is referred to as a "record card". Information compiled and used to value your property (such as land area, year built, grade of construction, condition, etc) is listed on the Bexar Appraisal District record card. Research the Bexar Appraisal District "record card" which has information used to value your property. There are often errors with factors such as land area, building area, year built, year remodeled, grade (quality of construction) and CDU (condition, utility and desirability). When BCAD has overstated the size, quality or condition of your home, correcting this error can reduce your property taxes in both the current and future years.
- Consider the options of appealing your property taxes with regard to both market value (excessive appraisal) and unequal appraisal (unfair assessment compared to similar nearby properties). Considering both options at least doubles the likelihood of having a successful property tax appeal. Market value is the amount for which your home would sell in an arms' length sale. Unequal appraisal addresses whether you are assessed fairly relative to similar properties. When preparing for your Bexar Appraisal Review Board hearing you should gather information on market value and unequal appraisal
- Data such as price, sales date, address, land area, building area, price per square foot, condition, etc are collectively referred to as comparable sales. Comparable sales are the cornerstone of market value. Sources of comparable sales data can be found in the House Bill 201 package obtained from the Bexar Appraisal District and MLS sites. When reviewing comparable sales, considers factors such as the location, size and age. Most appraisal districts have criteria such as grade, condition and level of remodel. When preparing for your hearing, attempt to select sales which are similar with regard to these factors.
- Using assessment comparables to determine unequal appraisal was added to the Texas Property Tax Code in 2003. Unequal appraisal is often effective in reducing property taxes. Even if your assessed value is below market value, you can appeal based on unequal appraisal.
- Unequal appraisal occurs when the Bexar Appraisal District has assessed your property at a higher level than similar properties. Attempt to find properties which are similar with regard to location, size, year built and condition which have more favorable assessments. You can research assessment comparables on the Bexar Appraisal District website. Unequal appraisal is a relatively new option for appealing your property taxes. The informal appraiser may be reluctant to consider unequal appraisal. The appraisal review board is sometimes unwilling to consider unequal appraisal.Attempt to include homes that are similar with regard to building construction grade, condition and level of remodel when selecting assessment comparables.
- Property tax assessors sometimes selectively reappraise recently sold properties. This practice is referred to as "sales chasing" and results in unequal appraisal. Unequal appraisal can be particularly helpful for recently purchased properties. Bexar Appraisal District appraisers are reluctant to reduce the assessed value, when it is below the recent purchase price, even if it is unequally appraised. However, the impartial Bexar Appraisal Review Board is required to consider appeals on both market value and unequal appraisal. If you recently purchased property, and the purchase price exceeds the current assessed value, be certain to appeal on unequal appraisal. Unless there is a truly compelling story, it is typically difficult to sell the concept that you paid an above market price.
- Preparing an unequal appraisal analysis can be simple and straightforward. It does not need to involve a voluminous amount of research or a complicated presentation. Consider summarizing your assessment comparables in a table or chart. Important components of an unequal appraisal presentation include a reasonable number of comparable properties (about 2 to 10) that are appropriately adjusted. These properties are usually considered to be properties that are similar in regard to the quality and quantity of improvements.
- Real estate appraisers can prepare an objective and unbiased appraisal to determine the market value of real estate. Appraisal districts are typically receptive to adjusting the assessed value to the market value reported by an appraisal report prepared by an independent appraiser. Obtaining an independent appraisal can be expensive. However, in some situations (such as complex or atypical properties), it is worth the cost. Obtaining an independent appraisal can effectively document market value and will receive meaningful consideration from the Bexar Appraisal District appraiser and the Bexar Appraisal Review Board panel members.
- Bexar Appraisal District typically values recently built properties using its estimate of construction cost. BCAD will be receptive to reducing the estimate if the actual costs were lower and can be documented. For recently built properties, the Bexar Appraisal District appraiser will want to review actual construction cost. A cost segregation report prepared by a qualified appraiser can separate personal property from real property. Cost segregation is a powerful technique to reduce federal income taxes for real estate investors. It can also identify and value assets that are considered personal property for state property tax purposes.
- Real estate owners sometimes assume the appraisal district appraiser is reluctant to reduce the assessed value. This typically is not true. Appraisers understand that initial values are generated using a mass appraisal process that does not generate precisely correct values. Greet the appraiser cheerfully and enthusiastically. He is not compensated based on how much he changes assessed value. At the hearing you will spend a few moments developing a rapport with the appraiser. Be polite with the appraiser - the appraiser is not opposed to reducing your property taxes.
- Bring 5 copies of the evidence to the hearing (1 for Bexar Appraisal District appraiser, 3 for Bexar ARB members and 1 for you). Your presentation to the Bexar Appraisal Review Board should be kept between three to five minutes, since the entire hearing only lasts 15 to 20 minutes.
- The Texas Legislature added binding arbitration to the Texas Property Tax Code in 2005. If you are not satisfied with your results from the appraisal review board hearing, you can request binding arbitration. When compared to a judicial appeal, advantages of binding arbitration include a lower cost, informal process, speedier resolution and the loser pays provision.
- Binding arbitration is a new option that allows property owners an informal and inexpensive option if not satisfied with the Bexar Appraisal Review Board's decision. Binding arbitration is available for owners of properties with an assessed value of $1 million or less (after the Bexar Appraisal Review Board hearing) who are only appealing on market value. There are strict limits imposed for binding arbitration. It can be used to contest market value (after the ARB hearing) for real estate with a value of $1 million or less. It can't be used for unequal appraisal, real estate with a value of over $1 million, business personal property (BPP) or mineral interests.
- A key benefit of hiring a property tax consultant is they appeal your property taxes each year and are only paid when they are successful. Although you can appeal on your own, hiring a consultant to appeal on your behalf is risk free because there is no flat fee and no upfront costs; you only pay a portion of the savings.
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