Property taxes are an ongoing cost of owning a home in the Rio Grande Valley, whether it's a house in McAllen, Mission or Edinburg in Hidalgo County, or a home in Harlingen, Brownsville or on South Padre Island in Cameron County. Two tools available under Texas law can affect what you pay: the residence homestead exemption and the right to protest your appraised value. This guide explains both, based on information from the Texas Comptroller and the two county appraisal districts.
Who sets the value of your home
In Texas, the appraisal district in the county where a property sits handles exemption applications and appraised values. For most of the Valley that means the Hidalgo County Appraisal District or the Cameron Appraisal District. The Comptroller notes that applications are filed with the appraisal district, not with the state, and that the district's chief appraiser decides whether a property qualifies for an exemption.
The residence homestead exemption
A homestead exemption takes part of your home's value off the tax rolls. According to the Comptroller, Texas school districts must provide a $140,000 exemption on a residence homestead. Owners who are 65 or older or disabled get an additional $60,000 school district exemption. Any taxing unit may also adopt a local option exemption of up to 20 percent of a property's appraised value, and if a unit adopts one it can't be less than $5,000. Whether your city, county or other local taxing units offer that local option varies, so check with your appraisal district.
Who qualifies
The Comptroller says that to qualify for the general residence homestead exemption, you must have an ownership interest in the property and use it as your principal residence. You also have to state that you don't claim a homestead exemption on another home, in Texas or anywhere else. That means a second home, a vacation condo on South Padre Island or a rental property generally doesn't qualify. Only the home you actually live in as your main residence does.
Cameron Appraisal District adds that all of its exemption applications require proof of Texas residency for all owners of the property.
Buying a home partway through the year
Buyers often assume they have to wait until the next year. The Comptroller explains that if you acquire the property after Jan. 1, you may receive the general homestead exemption for the applicable portion of that tax year as soon as you qualify, provided the previous owner didn't receive the same exemption for that year.
How and when to apply
- Form: the Comptroller's Form 50-114, Application for Residence Homestead Exemption, filed with your county appraisal district along with the supporting documents it lists.
- Deadline: the general deadline is before May 1 of the year you are requesting the exemption.
- Late filing: Form 50-114 states that you may file a late homestead application, including age 65 or older or disabled, up to two years after the filing deadline.
- Hidalgo County: the Hidalgo County Appraisal District offers an online homestead exemption application on its forms page.
- Cameron County: Cameron Appraisal District, located in San Benito, posts its forms online and takes questions at (956) 399-9322.
The 10 percent appraisal cap
A homestead exemption brings a second benefit. The Comptroller explains that the appraised value of a qualified residence homestead generally can't rise more than 10 percent a year, plus the value of any new improvements. The cap takes effect on Jan. 1 of the tax year after you first qualify for the exemption, and it expires on Jan. 1 of the year after you stop qualifying. That's one more reason to apply promptly after you move in.
Moving with a 65 or older tax ceiling
If you already have an age 65 or older or disabled exemption on your current home and buy a new one in Cameron County, the district's FAQ says you can transfer the tax ceiling. You do this by completing its Tax Ceiling Transfer form and a new homestead application for the new residence.
Protesting your appraised value
Each spring the appraisal district mails notices of appraised value. The Comptroller's taxpayer pamphlet says districts must send these by April 1 for a residence homestead, or as soon as practical after that. If you believe the value is too high or your exemption was handled incorrectly, you can protest to the appraisal review board (ARB).
- Deadline: file your written protest by May 15 or within 30 days after the district mailed your notice, whichever is later.
- Hearings: the Comptroller's pamphlet says the ARB must notify you of your hearing at least 15 days in advance, and you may request an evening or Saturday hearing.
- Online filing: the pamphlet notes that appraisal districts with websites must allow electronic protests for homesteads in certain cases.
Your notice of appraised value and the appraisal district's website explain how to file and what to bring.
Putting it together when you buy
When you close on a home you plan to live in, put "file homestead application" on your move-in checklist, and keep your closing documents and Texas ID handy. If you are still choosing between Valley cities, our comparison of McAllen, Mission and Edinburg is a good starting point, and you can search homes or contact us with questions about the buying process.
This article is general information, not tax or legal advice. Exemption amounts, local options and deadlines can change, and your situation may differ. Confirm the details with the Hidalgo County Appraisal District, Cameron Appraisal District, or a licensed tax professional before you rely on them.
Frequently asked questions
When is the deadline to file a homestead exemption in Hidalgo or Cameron County?
The general deadline is before May 1 for the year you are requesting the exemption. Form 50-114 says you may file a late homestead application up to two years after the filing deadline.
Can I claim a homestead exemption on a South Padre Island second home?
Generally no. The Comptroller says the home must be your principal residence and you can't claim a homestead exemption on another home, so second homes and rentals usually don't qualify.
What is the deadline to protest my appraised value?
File by May 15 or within 30 days after the appraisal district mailed your notice of appraised value, whichever is later, according to the Texas Comptroller.
Keep reading
- RGV Housing Market October 2026: McAllen & SPI Buyer Update
- McAllen vs Mission vs Edinburg: Comparing Valley Cities
- Buying a South Padre Island Condo: Pre-Offer Checklist