Property Tax Calculator
Texas Property Tax Calculator
Estimate Texas property tax with state homestead caps and protest deadlines built in.
Texas has no state income tax, and the trade-off is one of the highest property tax burdens in the country. The state median effective rate sits near 1.7%, but rates vary significantly by county and even by school district within a county. A $400,000 home can carry a $5,000 annual bill in one ZIP code and an $8,500 bill in another a few miles away — driven mostly by school district funding.
Estimated annual property tax
Enter your values and tap "Estimate tax" to see your result.
How property tax works in Texas
Homestead exemption
Texas raised the homestead exemption for school taxes to $100,000 in 2023. This applies only to your primary residence and only to the school M&O portion of the bill — typically the largest line item.
Assessment cap
Once you have a homestead designation, your appraised value can't increase more than 10% per year regardless of market changes. This cap is highly valuable in fast-appreciating markets like Austin and Dallas.
Protest deadlines
Property owners can protest assessed values annually. The deadline is typically May 15 or 30 days after the appraisal notice, whichever is later. Texas has one of the most active appeal cultures in the country — roughly 25% of Travis County (Austin) homeowners protest each year.
Senior and disability protections
Homeowners 65+ qualify for an additional school tax ceiling that freezes school taxes at the year of qualification. Disabled homeowners qualify similarly.
No state income tax tradeoff
Texas funds schools, counties, and special districts almost entirely through property tax. The total bill includes school M&O, school I&S, county, city, MUD, and sometimes ESD lines — read your bill line by line, not as a single rate.
Frequently asked questions about Texas property tax
What is the average property tax rate in Texas?
The state median effective rate is about 1.7% of market value, but the legal rate caps and actual paid rates vary substantially by county. Travis County (Austin) averages near 1.8%; Harris County (Houston) near 2.0%; Fort Bend near 2.3%. Your actual rate is the sum of school district, county, city, and special district mill rates.
How much does the Texas homestead exemption save?
The 2023 increase to $100,000 for school M&O saves a typical homeowner roughly $1,200–$1,800 per year on a $400,000 home, depending on the school district's M&O rate. The exemption applies only to your primary residence and requires an application with your county appraisal district.
When and how do I protest my Texas property tax?
File a protest with your county appraisal district by May 15 or 30 days after your notice of appraised value, whichever is later. You can present comparable sales (the same approach the appraisal district uses), uniform-and-equal evidence (similar properties assessed lower), or condition issues. Many homeowners use protest services that work on contingency.
Does Texas have a property tax cap on annual increases?
Yes — for homestead properties only, the appraised value can't rise more than 10% per year. Without homestead designation (rental properties, second homes), there's no cap and assessments can rise to full market value. This is one of the most important reasons to file your homestead exemption immediately after purchase.
Are property taxes deductible on federal returns?
Up to the SALT cap of $10,000 combined with state and local income taxes, for itemizers. Texas residents have no state income tax to combine, so the full $10,000 is available for property tax deduction — but a Texas property tax bill can easily exceed $10,000, and the excess is not deductible.
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People also ask
Which Texas county has the highest property tax?
Fort Bend, Tarrant, and Harris counties consistently rank among the highest, with effective rates in the 2.0–2.4% range. Some MUDs (Municipal Utility Districts) in master-planned communities push effective rates above 3% during the bond payoff period.
Do I have to apply for the Texas homestead exemption every year?
No — apply once with your county appraisal district. The exemption stays in place as long as the property remains your primary residence. You should reapply if you move, or if your appraisal district sends a verification request (some do periodically).
How does the Texas property tax compare to other no-income-tax states?
Among states with no income tax, Texas has the second-highest property tax burden after New Hampshire. Florida, Tennessee, and Nevada have substantially lower property tax rates because they fund services with sales tax (Florida, Tennessee) or gambling-adjacent revenue (Nevada).
Real-world scenarios
Buying in a master-planned community with MUD bonds
MUD-funded developments often have effective rates above 3% during the first 10–20 years while the infrastructure bonds are paid down. Always pull the actual MUD rate before assuming a comparable home in a non-MUD area is economically equivalent. The premium can be $200–$400 per month on a typical home.
First year after buying — what to file immediately
File the homestead exemption application with your county appraisal district as soon as you have closing documents. The exemption is back-dated to your purchase year if filed by the deadline. Missing this filing in year one is one of the most common Texas homeownership mistakes — it costs roughly $1,500 in immediate savings plus loss of the 10% appraisal cap.
Protesting after a fast-appreciating year
If your appraisal notice shows a 10% increase (the cap on homestead) but your specific neighborhood appreciated less, you have a strong protest case. Bring comparable sales from your immediate area dated to January 1 of the assessment year. Travis County and Bexar County in particular have high protest success rates with comparable-sales evidence.