The Guadalupe Appraisal District is closer to market value than almost any other county in Texas so far, out of the 18 largest counties in the state. Property owners across the state are frustrated and puzzled by the massive increase in 2023 property valuations, but Guadalupe County homeowners are more likely to see assessments at or even slightly below market value.
| County | Median Level of Assessment | Median Sales Price (1) | Median 2023 Tax Assessment | Extra Taxes Due to Over Assessment (2) |
| Brazoria | 111.8% | $280,000 | $333,830 | $1,453 |
| Bexar | 104.6% | $282,073 | $297,325 | $412 |
| Collin | 101.9% | $490,000 | $498,759 | $236 |
| Dallas | 108.8% | $305,000 | $328,180 | $626 |
| Denton | 110.2% | $420,000 | $465,748 | $1,235 |
| El paso | 107.7% | $222,650 | $240,038 | $469 |
| Fort Bend | 108.1% | $370,040 | $402,442 | $875 |
| Galveston | 112.5% | $298,900 | $338,290 | $1,064 |
| Guadalupe | 99.6% | $335,950 | $333,390 | $(69) |
| Harris | 116.2% | $275,008 | $322,400 | $1,280 |
| Hays | 101.3% | $432,250 | $436,660 | $119 |
| Hidalgo | 107.4% | $200,000 | $210,346 | $279 |
| Lubbock | 97.7% | $235,000 | $229,814 | ($140) |
| Montgomery | 103.5% | $321,250 | $335,680 | $390 |
| Nueces | 122.7% | $229,500 | $282,915 | $1,442 |
| Travis | 111.8% | $500,000 | $563,156 | $1,705 |
| Webb | 101.7% | $201,450 | $205,688 | $114 |
| Williamson | 96.7% | $428,595 | $417,498 | ($300) |
In Guadalupe County, the median time adjusted sales price is close to median assessed values. According to O’Connor’s analysis, property owners can expect their assessments to closely reflect the actual market value of their homes.
While Guadalupe County has more accurately assessed values than many other counties, residential property owners are still likely to see increases, although not as significant as those in other areas. When comparing the San Antonio metropolitan area (which includes multiple counties) home sales prices from January 2022 to January 2023, there is a modest rise of 1.2%.
Based on a study by O’Connor of 3,361 Guadalupe county sales during January 2022 to March 2023, median residential property values were increased by 6.3%.
In Guadalupe County, 52% of houses are at market value or below; 48% of houses are above market value.
Guadalupe County Single Family 2023 % Increase by value range
| Value Range | 2022 Final Market Value | 2023 Notice Market Value | Increase% |
| < $250K | $2,073,238,753 | $2,379,904,517 | 14.8% |
| $250 to $500K | $12,360,050,687 | $13,833,369,114 | 11.9% |
| $500 to $750K | $2,534,545,748 | $2,891,957,798 | 14.1% |
| $750 to $1M | $712,138,198 | $813,218,087 | 14.2% |
| $1M to $1.5M | $532,385,416 | $634,089,579 | 19.1% |
| >$1.5M | $715,854,841 | $911,949,710 | 27.4% |
| Total | $18,928,213,643 | $21,464,488,805 | 13.4% |
Because area sale prices are up year over year for 2023 and since Guadalupe County assessments are close to market value, the typical homeowner can expect to see modest increases on assessed value. When reviewing Guadalupe County homes by value range, residential properties over $1.5M are finding the greatest increase in assessed value, up 27.4% for 2023.
When grouped by size range, Guadalupe County residential property over 8,000 sq. ft. has the greatest assessment increase at 24.1%.
Guadalupe County homeowners with property constructed in 2001 and more recently are finding the highest growth with values up 15.1% for 2023.
As a reminder, property owners have the right to appeal values whether the number is up or down over the previous year. While Guadalupe County residential property values on a whole are closely aligned with market values, some individuals may find their home valuation does not conform to the trend, and it may be well worth filing an appeal. The protest deadline is May 15th. Homeowners who file a protest can obtain a free hearing evidence package upon request; simply send a note to your appraisal district asking that it be mailed to you.
While residential protests may be down, commercial protests will definitely increase due to the noticed value escalating by over one third.
There is a gap of over 48% between Guadalupe County commercial property values and the Green Street analysis.
Among commercial properties in Guadalupe County, apartments have shown the highest increase at 40.6%, followed by office properties who have risen by 34.9%.
2023 assessment increases are the highest for Guadalupe County commercial property that was constructed before 1960. These property owners are finding their assessments to have increased by 36.2%.
Guadalupe County commercial property in the $1M to $5M value range is showing the most noteworthy increase in taxable value where assessed value is up 35.7%. Close behind is property valued over $5M which is up 35.2% in 2023.
Apartment owners of properties built in 2001 and since are stunned with assessed value increases up over 45%. Owners of older properties constructed before 1960 are also finding high valuations with increases of almost 40%.
Guadalupe County office property owners of real estate built before 1960 are seeing the highest increases in assessed values when comparing commercial office properties by year-built age range.
Both properties built between the range of 1961 and 1980, as well as properties built in the range prior to 1960 are highest among retail commercial increases with rising assessed values of 31.4% and 30.6% respectively.
Assessed value increases are significant across all year-built ranges for warehouse properties in Guadalupe County in 2023. These increases range from 24.5% to as high as 34.1%.
When comparing Guadalupe office building sub-types, owners of L-type office buildings are stunned with 58.3% assessed value increases and owners or A-type office buildings can commiserate with their own values spiking by 54.1%.
Evaluation of Guadalupe County commercial apartment buildings shows that the highest spike in value assessments is found with low-rise properties who have a 47.2% increase for 2023. The apartment sub-type with the next largest increase is high-rise apartment properties.
Among retail commercial properties in Guadalupe County, single tenant owners are faced with a 31.2% climb in value, with neighborhood shopping centers close behind them at increases of 25%.
Property owners of warehouses in Guadalupe County have sticker shock over seeing their assessed values for 2023, with increases of 49.8%.
The protest deadline is May 15, 2023. Protest now to be certain you don’t miss the deadline. There are three steps to the appeal process: informal, formal or appraisal review board, and judicial.
If you are a residential or commercial property owner in Guadalupe County and your assessment has increased, you do not have to accept the new appraisal value, it is your right to appeal. Don’t pay more than your fair share. Record levels of property tax protest are expected to follow. The deadline to file a property tax protest is May 15th.
About O’Connor:
O’Connor is among the largest property tax consulting firms in the United States, providing residential property tax reduction services in Texas, Illinois, and Georgia, as well as commercial property tax reduction services across the United States. O’Connor’s team of professionals possess the resources and market expertise in the areas of property tax, cost segregation, commercial and residential real estate appraisals. The firm was founded in 1974 and employs more than 600 professionals worldwide. O’Connor’s core focus is enriching the lives of property owners through cost effective tax reduction.
Property owners interested in assistance appealing their assessment can enroll in O’Connor’s Property Tax Protection Program ™ . There is no upfront fee, or any fee unless we reduce your property taxes, and easy online enrollment only takes 2 to 3 minutes.
