From the Blog
Your 2026 Property Tax Bill Just Arrived: Deadlines and What to Check
Texas tax offices began mailing 2026 property tax bills on October 1, and for most homeowners the money is due January 31, 2027. Because that date falls on a Sunday, the practical deadline is Monday, February 1, 2027, and the day after that the bill is delinquent: a 6% penalty plus 1% monthly interest begins accruing, and it compounds from there. That piece of mail is also the most useful fact-check you will get all year, because it shows your property's market value, its appraised value after the 10% homestead cap, and every exemption that did, or did not, get applied. Here is what to look at before you pay, and what to do if something is wrong.
Texas tax offices began mailing 2026 property tax bills on October 1, and for most homeowners the money is due January 31, 2027. Because that date falls on a Sunday, the practical deadline is Monday, February 1, 2027, and the day after that the bill is delinquent: a 6% penalty plus 1% monthly interest begins accruing, and it compounds from there. That piece of mail is also the most useful fact-check you will get all year, because it shows your property's market value, its appraised value after the 10% homestead cap, and every exemption that did, or did not, get applied. Here is what to look at before you pay, and what to do if something is wrong.
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The dates that actually matter
Under the Texas Tax Code, 2026 bills are mailed starting October 1, 2026, taxes are due by January 31, 2027, and the delinquency date is February 1, 2027, after which a 6% penalty plus 1% monthly interest applies. Because January 31, 2027 is a Sunday, paying on Monday, February 1, 2027 is treated as on time, but February 2 is late, no exceptions. If your taxing units have adopted the split-payment option, the bill will say so: you can pay one half by November 30, 2026 and the second half by June 30, 2027, without penalty or interest. That is a real cash-flow tool, but it is optional per taxing unit, so confirm it is printed on your bill before you count on it.
What your bill is really showing you
The bill runs on three numbers: the market value the appraisal district placed on your property, the appraised value after the homestead cap, which limits the taxable growth of a homesteaded property to 10% a year, and the taxable value after exemptions. The total you owe is the taxable value times the combined rate of every taxing unit that covers your address: the county, the city or town, the school district, and any special districts such as a MUD. For a typical San Antonio-area home, the effective rate lands around 2.27% of taxable value, and the 2026 school district homestead exemption is $140,000, which takes the first $140,000 of your home's taxable value off the school portion of the bill entirely.
The five-minute review before you pay
- Confirm your homestead exemption is on the bill. If that line is missing, the school and county exemptions are not being applied, and that is a call to the appraisal district, not a waiting game.
- Compare the appraised value to last year's bill: a homesteaded property's taxable value should not jump more than 10% in a single year.
- Check the name, the property address, and the taxing district codes against your deed and closing papers, especially if you bought or refinanced during the year.
- See whether the bill offers the half-by-November, half-by-June split, and mark November 30 if it does.
- If you pay through escrow, the lender handles the deadline, but the annual escrow statement should show the bill was paid in full. Verify it when it arrives.
If something looks wrong, act before you pay
A missing exemption is fixable more often than buyers assume: appraisal districts can apply corrections going forward, and in the right circumstances for prior tax years, so an inquiry before the delinquency date costs nothing but a phone call. If this bill is the first written notice you have received of the 2026 appraised value, Texas law opens a late protest window of 30 days from the date you receive the bill, which matters for anyone who bought during the year or never saw the spring notice. Pay the bill you owe, file the correction in writing, and let the district amend the record rather than overpaying and chasing a refund later.
The bill in your mailbox is the one document both you and the district agree on, so read it like a contract, because it is one.
Frequently asked questions
When are 2026 Texas property taxes due?
January 31, 2027 for most homes. Because that date is a Sunday, payment on Monday, February 1, 2027 is on time. After that, the bill is delinquent, with a 6% penalty plus 1% monthly interest.
Can I pay my Texas property tax bill in two halves?
If your taxing units have adopted the split-payment option, yes: one half by November 30, 2026 and the second half by June 30, 2027, without penalty or interest. The option is per taxing unit, so confirm it is printed on your bill before you rely on it.
Why is my appraised value higher than I expected?
The appraisal district sets market value each January, then applies the 10% homestead cap and any exemptions to reach taxable value. The bill shows all three numbers, so you can see exactly where the growth came from. If this bill is your first notice of the value, Texas law gives you a late protest window of 30 days from receiving it.
What happens if my homestead exemption is missing from the bill?
Your bill is higher than it should be. Contact the appraisal district, which can apply corrections moving forward and, in the right circumstances, for prior tax years. Do it before you pay, not after, and get any correction in writing.
Written by Phyllis Domingo
REALTOR® · TX License 745926 · 100+ homes sold · Helping families move well in San Antonio and the Hill Country since long before the hard part became normal.
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