If you are 65 or older and own your home in San Antonio, Texas just handed you one of the largest property tax breaks in state history — and it costs nothing to claim.
In November 2025, Texas voters approved Proposition 11, raising the extra homestead exemption for homeowners age 65 and older — and those with a qualifying disability — from $10,000 to $60,000 for school district taxes. Stacked on top of the general $140,000 school homestead exemption (Proposition 13), qualifying seniors now shield a combined $200,000 of their home’s value from school taxes.
Here is the catch: it is not automatic. If the Bexar Appraisal District does not have your over-65 exemption on file, you are paying school taxes you do not owe. A year-end check of your record takes about five minutes — here is exactly what to look for and how to file.
What changed in 2025
Two constitutional amendments passed in November 2025, both effective for the 2025 tax year — so this is already in effect, not a future promise:
- Proposition 13 raised the general school-district homestead exemption for every Texas homeowner from $100,000 to $140,000.
- Proposition 11 raised the additional exemption for homeowners 65 or older, or with a qualifying disability, from $10,000 to $60,000.
Put them together and a qualifying senior gets $200,000 of home value taken off the table for school-district taxes. According to the Texas Comptroller’s office, this is the largest homestead tax relief expansion in state history.
Show me the money: what it saves
Take a $300,000 San Antonio home with a school tax rate of about $1.00 per $100 of value:
| Taxable value (school taxes) | School tax bill | |
|---|---|---|
| General homestead only | $300,000 − $140,000 = $160,000 | ~$1,600/year |
| General + over-65 exemption | $300,000 − $200,000 = $100,000 | ~$1,000/year |
The extra $60,000 exemption alone saves roughly $600 a year on school taxes in this example — and county and city exemptions stack on top of that. (Bexar County offers a 20% exemption and the City of San Antonio offers its own homestead break; confirm current amounts with the appraisal district.)
The real prize: your school taxes freeze
The exemption is only half the story. Once you qualify for the over-65 exemption, your school taxes are frozen at the dollar amount you paid in the year you qualified — even if your home’s value keeps climbing or the school district raises its rate.
In an appreciating market like San Antonio, that freeze can be worth far more than the exemption itself over a 20-year retirement. It is the single most valuable long-term senior tax benefit in Texas, and it only starts once your over-65 exemption is on record.
Who qualifies
- Age 65 or older at any point in the tax year — the exemption is effective January 1 of the year you turn 65, even if your birthday is in December.
- Or a qualifying disability as defined for Social Security purposes, with documentation (an SSA award letter). Note: the over-65 and disability exemptions cannot be combined — you claim one.
- The home must be your principal residence, and you must have an ownership interest in it.
- Your Texas driver’s license or state ID must show the property address.
- A surviving spouse of someone who had the over-65 exemption may be able to keep it — ask the appraisal district about the rules for your situation.
How to file with the Bexar Appraisal District (it is free)
Filing costs nothing. Here is the process:
- Get Form 50-114, the Residence Homestead Exemption Application, from the Texas Comptroller or the Bexar Appraisal District (BCAD).
- Gather your documents: a copy of your Texas driver’s license or state ID showing the property address, plus proof of age (your license covers it) or your SSA disability award letter.
- File with BCAD — online, by mail, or in person. Check the appraisal district’s website for current filing options.
- Mind the deadline: applications are due April 30 of the tax year. Missed it? File anyway — Texas allows late homestead applications, and you can recover exemptions for up to two prior tax years.
- Then you are done. Once granted, the exemption renews automatically every year. You only need to act again if your situation changes — you sell, move, or convert the home to a rental.
Your 5-minute year-end check
Before the year closes, verify the money is actually on your record:
- Open the Bexar Appraisal District’s property search and look up your address.
- Open your Property Details page and find the Exemptions section.
- Confirm you see both the general homestead exemption and the over-65 (or disabled person) exemption. If the over-65 line is missing, file now.
- Turning 65 in 2026? File now — the exemption is effective January 1 of the year you turn 65.
- Moved recently? A new primary residence means a brand-new application. Exemptions do not follow you.
Frequently asked questions
Do I have to reapply every year?
No. Once the appraisal district grants your homestead exemption, it stays on the property automatically. You only refile if the chief appraiser asks you to verify, or if something changes — you sell, move out, or turn the home into a rental.
I missed the April 30 deadline. Am I out of luck?
No. Texas accepts late homestead applications, and you can claim the exemption retroactively for up to two prior tax years. For the over-65 exemption specifically, you have until the first anniversary of the date you qualified. File anyway — the worst case is they say no.
Does the tax freeze apply to my whole property tax bill?
No — the ceiling applies to school district taxes only. City, county, and special district taxes can still change. But school taxes are typically the largest slice of a Texas property tax bill, so the freeze still matters enormously.
I am 64. Can I file early?
The over-65 exemption is effective January 1 of the tax year in which you turn 65 — so if you turn 65 at any point in 2026, you can get the exemption (and the freeze) for 2026. File as soon as you are eligible; there is no benefit to waiting.
I have a mortgage with escrow. Does this still help me?
Yes. A lower tax bill means less collected for escrow, which can lower your monthly mortgage payment once your servicer adjusts. Tell your mortgage servicer after the exemption is granted so the adjustment is not delayed.
Is this really free? What is the catch?
Filing the application is completely free — there is no fee, and you do not need to hire anyone to do it. Be wary of companies that charge hundreds of dollars to “file your homestead exemption for you.” It is a single free form.
Want help finding every benefit you qualify for — not just this one? Our free Apply for Me program matches San Antonio residents with local benefit programs based on your situation. It takes a few minutes and costs nothing.
