Alamo Heights Property Tax Protest — Local Experts, Real Results
BCAD’s mass appraisal can’t tell a 1940s original from a $1.8M teardown-rebuild on the same block. If you’re in The 09 and your assessment jumped, the county likely got it wrong.
No win, no fee · May 15 deadline
Why Alamo Heights Homeowners Are Overpaying
Alamo Heights spans just 1.9 square miles with extraordinary architectural diversity — Spanish Colonial, Tudor, mid-century modern, and brand-new teardown-rebuilds all sharing the same blocks. BCAD has roughly 77 appraisers for 774,100+ parcels, relying on mass appraisal models that treat every home on the street the same. That model breaks down in Alamo Heights more than almost anywhere in Bexar County.
Teardown-rebuilds are the primary overassessment driver. When a $600K lot is cleared and replaced with an $1.8M custom build, surrounding unrenovated homes see inflated assessments despite lacking comparable finishes, systems, or condition. Older homes — many 80 to 100 years old — commonly have foundation issues, dated plumbing, and drainage problems that BCAD cannot capture through mass appraisal.
AHISD is a "recapture" district, meaning excess local tax revenue is sent back to the state. Alamo Heights residents pay premium school taxes, but a significant portion goes to Austin — not local schools. The city offers no homestead exemption and no over-65 city exemption, unlike San Antonio’s 20% homestead break.
- Custom historic housing stock defeats mass appraisal — no two homes are alike
- Teardown-rebuild distortion inflates assessments for unrenovated neighbors
- BCAD valuations were off by an average of $94,000 on verified 2025 MLS sales
- 185,000+ protests were filed in Bexar County in 2024 — 88% won a reduction
- The 2025–2026 reappraisal reprieve means a win this year protects your value for two years
The 2025–2026 Reappraisal Reprieve
BCAD adopted a biennial reappraisal plan: market values settled through protest in 2025 carry forward unchanged to 2026 unless new construction or clear-and-convincing evidence warrants a change. A successful protest now could lock in lower values for two full tax years.
How We Build Your Alamo Heights Case
Every Alamo Heights protest requires neighborhood-level precision. Here’s how we build evidence that holds up at informal hearings and ARB.
Curated Comparable Sales
We pull closed transactions of similar-age and similar-condition homes within Alamo Heights, excluding new-construction outliers that inflate averages.
Unequal Appraisal Analysis
We demonstrate that comparable AH homes with similar square footage, age, and lot size are assessed at lower $/sq ft — proving your assessment is inequitable.
Condition Documentation
Photos of foundation cracks, original-era plumbing and electrical, deferred maintenance, and drainage issues that BCAD’s model completely misses.
Flood Risk Evidence
For properties near Olmos Basin, we document flood exposure (13% of AH properties at severe risk per First Street Foundation) as a legitimate value-depressing factor.
What It Costs in Alamo Heights
On a median Alamo Heights home assessed at $718,319 with a combined rate of approximately $2.071 per $100, the estimated annual tax bill is roughly $14,876. A conservative 10% reduction in assessed value would save approximately $1,487 per year. Our fee: 40% of that first-year savings, or about $595. With the reappraisal reprieve carrying the reduction into 2026, your net benefit over two years could reach $2,379.
No upfront cost. No minimum fee. No auto-renewal. You only pay 40% of first-year savings. Year 2 and beyond, you keep 100%. See the 5-year math →
Frequently Asked Questions
Can my taxes go up if I protest?+
No. Texas Tax Code §41.43 prohibits the appraisal district from raising your assessed value as a result of a protest. The worst outcome is your value stays the same. There is zero risk to filing.
Why are Alamo Heights property taxes so high?+
Alamo Heights has a combined tax rate of approximately $2.071 per $100 of assessed value. The largest component is AHISD at $0.9572, followed by the city rate of $0.3701. Unlike San Antonio, Alamo Heights offers no city homestead exemption, meaning your full assessed value is taxed at the city level.
How does BCAD value my Alamo Heights home?+
BCAD uses Computer Assisted Mass Appraisal (CAMA), applying blanket percentage adjustments by neighborhood. With only 77 appraisers for 774,100+ parcels, they can’t individually inspect homes. In Alamo Heights, this means your 1940s bungalow may be valued using the same model as the $1.8M new build next door.
What is the filing deadline?+
May 15, 2026 (or 30 days after BCAD mails your Notice of Appraised Value, whichever is later). Filing can be done online, by mail, or in person. Do not wait — early filing gives us more time to build your evidence package.
Does ATD handle the entire process?+
Yes. We handle all four stages: informal hearing, ARB hearing, binding arbitration, and district court. We file the protest, build the evidence package, attend all hearings, and negotiate on your behalf.
What is the reappraisal reprieve?+
On September 10, 2024, BCAD’s Board adopted a policy stating that market values settled through protest in 2025 will carry forward unchanged to 2026 unless new construction or clear-and-convincing evidence warrants a change. This makes a 2025 protest twice as valuable as a typical year.
Nearby Areas We Serve
Terrell Hills
Median: $819K · Rate: $2.06/$100
Tiny sales volume and 78209 ZIP mixing create unreliable BCAD valuations. Unequal appraisal is the strongest approach.
Olmos Park
Median: $928K · Rate: $2.21/$100
Highest enclave tax rate plus architect-designed homes that defeat mass appraisal. Teardown-rebuild distortion is severe.
Alamo Heights's protest deadline is May 15, 2026.
We need 3 minutes.
40,000+ ARB cases analyzed. Licensed TREC agents. All four protest stages. If we don't save you money, you pay nothing.
Statistics sourced from BCAD 2024 Annual Report, Bexar County 2025 Official Tax Rates, Zillow, and TX Comptroller.
Protest success rates reflect county-wide data; individual outcomes may vary. Alamo Tax Defense — Property Tax Consultant #13464, TX Real Estate Agent #672780.