Bexar County Property Tax Protest — Expert BCAD Representation
In 2024, 99% of informal property tax protests in Bexar County resulted in a reduction — the highest rate of any major Texas county. Yet 4 out of 5 property owners still didn't protest. Mike Berlanga is the only consultant in Bexar County who is a CPA, Licensed Real Estate Broker, and Senior Property Tax Consultant — bringing every angle to your BCAD protest.
Free Bexar County Tax Review
Find out if BCAD overvalued your property — takes 60 seconds.
BCAD Appraises Over 780,000 Properties Using Mass Methods — Errors Are Inevitable
The Bexar Appraisal District (BCAD) uses computer-generated mass appraisal models to value every property in the county. These models don't inspect your home, don't know about your foundation crack, and can't tell the difference between a renovated kitchen and one from 1985. That's why protesting is your right — and your best financial move.
Incorrect square footage, wrong bedroom or bathroom counts, missing condition issues, or outdated improvement records are common in BCAD's files. A single data error can inflate your appraised value — and your tax bill — by hundreds or thousands of dollars every year. Texans vs Taxes reviews your BCAD record line by line.
BCAD's mass appraisal doesn't account for individual property nuances. If comparable homes in your neighborhood have sold for less than your appraised value within the last 180 days, that's direct evidence for a reduction. Mike's real estate broker license gives him access to MLS data most tax consultants can't touch.
Under Texas Tax Code §41.43, if your property is assessed at a higher ratio of market value than comparable properties, you have grounds for reduction — even if your appraised value is technically "correct." This is the most powerful protest argument in Texas, and it requires the kind of analytical precision a CPA brings to the table.
Proposition 13 (November 2025) raised the school district homestead exemption to $140,000. Proposition 11 increased the over-65/disabled exemption to a combined $200,000. If your exemptions aren't correctly applied in BCAD's records, you could be paying more than you should — and a protest is the fastest path to correction.
How Property Tax Protests Work in Bexar County
The Bexar Appraisal District has its own procedures, deadlines, and digital tools. Here's exactly how the process works — and how Texans vs Taxes handles every step for you.
Review Your BCAD Notice of Appraised Value
BCAD mails notices to 390,000+ property owners in late April or early May. Your notice includes the appraised value, property details, and your Owner ID and PIN. Review every line — errors in square footage, lot size, year built, or improvement descriptions are your first protest ammunition. Even if you didn't receive a notice, check your value at bcad.org.
File Your Protest Before the Deadline
The deadline is May 15 or 30 days after your notice is mailed, whichever is later. File online at bcad.org/online-portal for instant confirmation, by mail using Form 50-132 (PO Box 830248, San Antonio, TX 78283-0248), by fax (210-242-2454), or in person at 411 N Frio St. Select all applicable protest reason checkboxes to preserve your rights — especially "market value" and "unequal appraisal."
Gather & Upload Evidence
Upload comparable sales, condition photos, and error documentation through BCAD's online portal within 7 days. Accepted formats: PDF or JPEG, 10MB per file, 20MB total, maximum 10 photos. BCAD also offers a free Hearing Evidence Package upon request — always request it. As your representative, Texans vs Taxes compiles professional-grade evidence packages with MLS data, unequal appraisal analysis, and CPA-level financial documentation.
Informal Hearing — BCAD's Settlement Stage
BCAD conducts informal hearings by phone, Zoom, or fully online (no in-person informal meetings currently). You choose your date and time through their scheduling system. In 2024, 99% of informal protests resulted in reductions — the highest rate among major Texas counties. E-filed cases are reviewed within 10 days. If you accept the offer, both parties sign a consent form and the value becomes final.
Formal ARB Hearing (If Needed)
If the informal settlement isn't sufficient, your case goes to the Appraisal Review Board — a 45-member independent citizen panel, not BCAD employees. You receive 15 days' written notice. Attend in person, by phone, videoconference, or written affidavit (Form 50-283). Bring 5 copies of evidence. Critically, BCAD bears the burden of proof, and they cannot seek a higher value than their informal offer. In 2024, 92% of ARB hearings in Bexar County resulted in reductions.
Further Appeals — Arbitration or Court
If the ARB decision doesn't go far enough, options include binding arbitration (properties under $5 million, ~$500 filing fee), district court (file within 60 days of ARB order), or the State Office of Administrative Hearings (SOAH) for properties over $1 million. Mike's combined CPA, broker, and tax consultant credentials are especially valuable at these advanced stages where financial evidence and legal precision determine the outcome.
Where Your Bexar County Property Tax Dollars Go
The typical Bexar County homeowner pays a combined rate of approximately 2.07% to 2.27% — among the highest in Texas. Your school district is the largest slice, which is why the homestead exemption increases under Propositions 4 and 13 have the biggest impact on your bill.
| Taxing Entity | Rate per $100 | % of Bill |
|---|---|---|
| School District (e.g., NEISD) | $0.9822 | ~43% |
| City of San Antonio | $0.5416 | ~24% |
| Bexar County | $0.3000 | ~13% |
| University Health System | $0.2762 | ~12% |
| Alamo Community College | $0.1492 | ~7% |
| Combined Total (Approx.) | ~$2.27 | 100% |
*Rates vary by school district and special districts. Based on 2025 tax year data. Median home value in Bexar County: ~$290,000–$300,000. Estimated annual tax bill: $5,200–$6,576 depending on exemptions.
The Only Tri-Licensed Consultant Fighting BCAD for You
Other firms file the paperwork. Mike Berlanga fights with data, financial analysis, and 40+ years of Bexar County expertise.
CPA-Level Evidence
With a Master's in Taxation from UTSA and training at major national accounting firms, Mike builds protest evidence with the financial rigor of a CPA — not a generic template. He sees reduction opportunities that standard tax consultants miss.
MLS Access as a Licensed Broker
Most property tax consultants rely on public data. As a Licensed Real Estate Broker, Mike has direct MLS access to comparable sales data that gives your protest the strongest possible comparable evidence — the exact data BCAD appraisers use.
Senior Tax Consultant & Arbitrator
As a Senior Property Tax Consultant and Certified Property Tax Arbitrator, Mike knows the BCAD system from the inside — filing strategy, evidence standards, appraiser tendencies, and ARB hearing procedures specific to Bexar County.
Contingency Fee — No Win, No Fee
You pay nothing unless we reduce your Bexar County property tax assessment. No upfront costs. No hidden charges. If we don't lower your taxes, you owe zero. Period.
Born & Raised in Bexar County
Mike Berlanga is a San Antonio native who has lived and worked in Bexar County for over 40 years. He knows the neighborhoods, the market, the appraisers, and the ARB members. This isn't a call center operation — it's local expertise.
Bexar Taxpayer Advocate
Mike serves on the board of the Bexar Taxpayers Association and has run free property tax seminars across the county. He's a candidate for Texas Comptroller with a San Antonio Express-News endorsement. He doesn't just protest taxes — he fights to change the system.
Bexar County Property Tax Protest — Your Questions Answered
Property Tax Protest Services Across Every Bexar County Community
We represent homeowners and commercial property owners throughout all of Bexar County — every school district, every city, every special taxing jurisdiction.
Start Your Bexar County Protest Today
Tell us about your property — we'll review your BCAD appraisal and respond within one business day.
Don't Leave Money on BCAD's Table
Join the 185,670 Bexar County property owners who protested in 2024. Get a free review from the only tri-licensed consultant in the county.