Formal Bexar Property Tax Protest Savings over $149 MM in 2024
Perhaps there has never been a more blatant example of appraisal district malfeasance than the Bexar Appraisal District (BCAB). In 2024, 99.19% of total informal appeals were granted a reduction, while 92% of formal appeals did the same. While easily a win for those taxpayers that decided to dispute their taxes, the implication is that Bexar County tax valuations are so out of whack that even a cursory glance can see that they are inflated and false. Protect yourself from property taxes wrong amok when you join forces with O’Connor’s Property Tax Protection Program™. No upfront costs to you, no hidden or additional fees, and you only pay if you reduce your taxes. Enroll, relax, and save.
Protests with Written ARB DeterminationSource: Texas Comptroller, compiled by O’Connor, and not affiliated with any appraisal district.
| Thousands | ||||||||||||
| 2014 | 2015 | 2016 | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | ||
| Total protests | 7.768 | 12.769 | 13.067 | 13.760 | 13.937 | 14.113 | 16.677 | 14.878 | 26.657 | 30.672 | 25.642 | |
| Protests single family residential | 2.661 | 5.266 | 5.168 | 5.621 | 5.355 | 5.088 | 4.914 | 6.002 | 14.346 | 15.024 | 9.421 | |
| Protests with all other | 5.107 | 7.503 | 7.899 | 8.139 | 8.582 | 9.025 | 11.763 | 8.876 | 12.311 | 15.648 | 16.221 | |
Texas property owners should protest annually since Hearing results depend on the appraiser assigned or the ARB; results vary widely. You do not know the appraiser or ARB panel prior to appealing.
BCAD Protests with Written ARB Determination
A record-breaking 99.19% of all informal appeals in 2024 resulted in San Antonio taxpayers being granted some kind of value reduction for their properties. While many took these informal settlements and moved on, others pushed to get even greater savings in formal hearings before the appraisal review board (ARB). There is a much stronger barrier of evidence in ARB cases, but many property owners, especially businesses, see it worth the time and effort to challenge BCAD yet again.
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BCAD Protests by Property Type
After blowing through the informal process, many Bexar County taxpayers may feel themselves playing with house money. The relative ease that it took to get a reduction on their taxes can build confidence going forward, and many wish to add more savings that they rightfully deserve. 25,642 total ARB appeals were filed in 2024, down from 30,672 in 2023.
While single family homes have traditionally stopped at the informal level, 2022 witnessed homeowners overtake commercial and related properties for the No. 1 spot in the number of formal hearings. 2024 saw residential appeals fall below all others again, a significant drop. 9,421 homeowners took a chance with an ARB appeal in 2024, while businesses went for 16,211.
Bexar County ARB Decisions with a ReductionSource: Texas Comptroller, compiled by O’Connor, and not affiliated with any appraisal district.
| Thousands | ||||||||||||
| 2014 | 2015 | 2016 | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | ||
| Total | 4.675 | 9.022 | 9.218 | 9.738 | 9.968 | 10.198 | 10.866 | 10.901 | 23.794 | 28.018 | 23.594 | |
| Single Family Residential | 1.996 | 4.375 | 4.335 | 4.787 | 4.773 | 4.759 | 4.607 | 5.534 | 14.100 | 14.810 | 9.083 | |
| Commercial / All Other | 2.679 | 4.647 | 4.883 | 4.951 | 5.195 | 5.439 | 6.259 | 5.367 | 9.694 | 13.208 | 14.511 | |
Texas property owners should protest annually since An annual appeal is an insurance policy to avoid major increases.
BCAD ARB Decisions with a Reduction
Of the 25,642 total cases in 2024, 23,594 would achieve some kind of reduction thanks to formal appeals. Simply due to their numerical superiority, 9,083 victories were for single family homeowners. Despite their value being massive in comparison to homes, business properties saw many more victories, logging a record 14,411decisions that resulted in a reduction to taxable value.
Percent That Resulted in A ReductionSource: Texas Comptroller, compiled by O’Connor, and not affiliated with any appraisal district.
| Percent | ||||||||||||
| 2014 | 2015 | 2016 | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | ||
| Total Reduction | 60% | 71% | 71% | 71% | 72% | 72% | 65% | 73% | 89% | 91% | 92% | |
| Single Family Residential | 75% | 83% | 84% | 85% | 89% | 94% | 94% | 92% | 98% | 99% | 96% | |
| Commercial / All Other | 52% | 62% | 62% | 61% | 61% | 60% | 53% | 60% | 79% | 84% | 89% | |
Texas property owners should protest annually since To ensure their property taxes are at the lowest possible level.
Percent That Resulted in A Reduction
While not to the extent that informal appeals went, ARB hearings were still a blowout in favor of Bexar County taxpayers. 92% of disputed cases ended in a reduction. 96% of single family homes scored a win, where 89% of commercial and related properties got a reduction. Clearly a victory for Bexar residents, there are some dire portents below the surface. The ease of winning formal and informal appeals means that property taxes and valuations in the county are so blatantly overstated that basically any careful eye directed at them reveals them to be a fraud. Great news for those taxpayers that protested, but a warning to those that did not.
Value Reduction From Written ARB DeterminationsSource: Texas Comptroller, compiled by O’Connor, and not affiliated with any appraisal district.
| Billions of $ | ||||||||||||
| 2014 | 2015 | 2016 | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | ||
| Total $ Reduction | 0.787 | 1.949 | 1.846 | 1.769 | 2.335 | 1.980 | 1.610 | 1.283 | 3.363 | 5.502 | 6.974 | |
| Single Family Residential | 0.034 | 0.105 | 0.098 | 0.114 | 0.108 | 0.120 | 0.115 | 0.136 | 0.564 | 0.639 | 0.406 | |
| Commercial / All Other | 0.753 | 1.844 | 1.748 | 1.655 | 2.227 | 1.860 | 1.495 | 1.148 | 2.799 | 4.862 | 6.569 | |
Texas property owners should protest annually since Unequal appraisal allows protests based on neighbors having a better tax assessment.
BCAD Dollar Value Reduction from ARB Hearings
To the victors go the spoils, and Bexar County taxpayers were able to reclaim a bounty that should never have been taken in the first place. $6.97 billion in appraised value was cut from tax rolls. Befitting their individual value, commercial and similar properties got $6.57 billion of these savings. Homeowners still made an excellent showing, with a reduction of $406 million. In 2024, the amount of taxable value reduced increased significantly compared to 2023, , which set the previous record of $5.50 billion.