San Antonio Property Tax Protest & Appeal Services
Stop overpaying on your Bexar County property taxes. Mike Berlanga is the only property tax consultant in San Antonio who is a CPA, Licensed Real Estate Broker, and Senior Property Tax Consultant — fighting to lower your tax bill from every angle.
San Antonio Homeowners Are Overpaying — And Most Don't Even Know It
Every year, the Bexar Appraisal District (BCAD) sets property values that directly determine your tax bill. In 2024, over 185,000 property owners protested their appraisals — and the vast majority walked away with lower taxes. But that still means 4 out of 5 homeowners paid more than they had to.
Incorrect square footage, wrong bedroom or bathroom counts, missing condition issues — BCAD records aren't perfect. A single data error can inflate your taxes by hundreds or thousands of dollars every year.
BCAD uses mass appraisal methods that don't capture individual property nuances. Homes in your neighborhood may have sold for significantly less than your appraised value — evidence that directly supports a reduction.
Under Texas law, the Appraisal Review Board can only lower or maintain your value — never raise it. Filing a protest is a zero-risk move that costs you nothing and could save you hundreds every year.
Miss the filing window and you're locked into your appraised value for the full tax year. Bexar County mails notices in late April — the clock starts ticking the moment yours arrives.
The Bexar County Property Tax Protest Process
Whether you're protesting for the first time or need expert representation, here's exactly how the process works in San Antonio and Bexar County.
Review Your Notice of Appraised Value
BCAD mails notices to roughly 390,000+ property owners in late April or early May. Check your appraised value, property details, and exemptions. Note your Owner ID and PIN — you'll need them to file. Even if you don't receive a notice, you can check your value at bcad.org.
File Your Protest Before the Deadline
Submit your protest by May 15 or 30 days after your notice date, whichever is later. File online through the BCAD portal for instant confirmation, by mail using Form 50-132, or in person at 411 N Frio St. Select all applicable protest reasons to preserve your rights.
Gather & Submit Evidence
Strong evidence wins protests. This includes comparable sales within 180 days, photos of property condition issues (foundation problems, roof damage, deferred maintenance), documentation of errors in your BCAD record, and unequal appraisal analysis. Upload through the BCAD portal within 7 days — PDF or JPEG format, 10MB per file max.
Informal Hearing — Where Most Protests Are Resolved
BCAD conducts informal hearings by phone, Zoom, or online review. This is where the overwhelming majority of cases settle. In 2024, Bexar County had a 99% informal success rate — the highest among major Texas counties. Having a professional present your case here makes all the difference.
Formal ARB Hearing (If Needed)
If the informal hearing doesn't fully resolve your protest, it proceeds to the Appraisal Review Board — an independent citizen panel, not BCAD employees. You'll receive 15 days' written notice. You can appear in person, by phone, via videoconference, or by written affidavit. The appraisal district bears the burden of proof.
Further Appeals (If Needed)
Still not satisfied? Additional options include binding arbitration for properties valued under $5 million, district court (file within 60 days of the ARB order), or the State Office of Administrative Hearings (SOAH) for properties over $1 million. Mike Berlanga's combined CPA, legal, and real estate expertise is especially valuable at these advanced stages.
The Only Tri-Licensed Property Tax Firm in San Antonio
Most property tax consultants bring one perspective to the table. Mike Berlanga brings three — and that makes all the difference when fighting to lower your tax bill.
CPA Financial Expertise
With a Master's in Taxation from UTSA and training at major national accounting firms, Mike analyzes your property's financial picture with the precision of a seasoned tax professional. He sees what generic tax firms miss.
Real Estate Broker Knowledge
As a Licensed Real Estate Broker, Mike understands the San Antonio market from the inside — comparable sales, neighborhood trends, and the property condition factors that directly impact your home's true market value versus what BCAD says it's worth.
Senior Tax Consultant Authority
As a Senior Property Tax Consultant and Certified Property Tax Arbitrator, Mike knows the protest process inside and out — from filing strategy through ARB hearings and binding arbitration. He has represented clients against every major appraisal district in Texas.
Zero Risk, Contingency Fee
You pay nothing unless we reduce your property tax assessment. No upfront costs, no hidden fees. If we don't save you money, our services cost you absolutely zero. That's a commitment most firms can't match.
Taxpayer Advocate Since Day One
Mike doesn't just protest taxes — he fights to change the system. As a candidate for Texas Comptroller, President of the Christian Business Chamber of San Antonio, and board member of the Bexar Taxpayers Association, he's been on the front lines of property tax reform for decades.
Born & Raised in San Antonio
This isn't a statewide call center. Mike Berlanga is a San Antonio native who knows Bexar County's neighborhoods, school districts, and market dynamics like the back of his hand. Your property tax protest gets local expertise, not a cookie-cutter template.
Mike Berlanga — CPA, Broker, Senior Tax Consultant
Mike Berlanga is a San Antonio native with over 40 years of professional experience in tax, real estate, and property valuation. He began his career in the tax departments of major national accounting firms before opening his own firm, Resolutions Now, Inc., in 1990.
He holds a Bachelor's degree in Accounting from St. Mary's University (completed in just three years) and a Master's in Professional Accounting with a concentration in Taxation from the University of Texas at San Antonio. He is a Certified Public Accountant (License #41245), a Licensed Real Estate Broker, a Senior Property Tax Consultant, and a Certified Property Tax Arbitrator.
Beyond client work, Mike is a recognized taxpayer advocate. He ran for Texas Comptroller in both 2022 and 2026, earning a San Antonio Express-News endorsement. He serves as President of the Christian Business Chamber of Commerce in San Antonio, sits on the board of the Bexar Taxpayers Association, and has been an Adjunct Professor at UT Health Science Center. He has been featured by the Texas Public Policy Foundation and Texas Scorecard for his work in property tax reform.
Through Texans vs Taxes, Mike has run free property tax rights seminars across Texas, helping homeowners and business owners understand their rights and take action against unfair appraisals.
Recent Texas Property Tax Law Updates That Affect You
Texas lawmakers have passed significant property tax relief in recent years. Here's what San Antonio homeowners need to know heading into the 2026 tax year.
$12.7 Billion Tax Relief Package
Increased the homestead exemption from $40,000 to $100,000 for school district taxes, compressed school tax rates by $0.107 per $100, and created a 20% circuit breaker for non-homestead commercial properties under $5 million. Passed with 83% voter approval.
Homestead Exemption Now $140,000
Voters approved raising the school district homestead exemption from $100,000 to $140,000, retroactive to tax year 2025. The average homeowner saves an estimated $350–$500 annually from this increase alone.
Senior Exemption Climbs to $200,000
The combined over-65/disabled homestead exemption for school taxes now totals $200,000 ($140,000 general + $60,000 senior). For seniors with homes appraised at or below $200,000, this could mean zero school district property taxes.
Bexar County Property Tax Rates at a Glance
The typical San Antonio homeowner pays a combined rate of approximately 2.27% — among the highest in Texas. Here's where your tax dollars go and why protesting your appraised value is the most effective way to lower 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 shown are approximate and vary by school district and special districts. Based on 2025 tax year data. The median home value in San Antonio is approximately $290,000 with an estimated annual tax bill of $5,200–$6,576 depending on exemptions. Rates are subject to change.
Property Tax Protest Questions — Answered
Property Tax Protest Services Across All San Antonio Neighborhoods
We serve homeowners and commercial property owners throughout Bexar County, including every school district, city, and special taxing jurisdiction. No matter where your property is located, Texans vs Taxes has the local knowledge to fight for a fair appraisal.
Ready to Lower Your San Antonio Property Taxes?
Get a free, no-obligation property tax review from the only tri-licensed consultant in San Antonio. If we can't save you money, you pay nothing.
Texans vs Taxes — Property Tax Protest, Real Estate Brokerage & CPA Services
4110 Greensboro Dr, San Antonio, TX 78229 | (210) 273-1177 | mike@asktvt.com
Serving Bexar County, San Antonio, and surrounding Texas communities.
© 2026 Texans vs Taxes. All rights reserved. | Last updated: March 2026