Bexar County Property Tax Protest Evidence Tips | BCAD Guide

Bexar County Property Tax Protest Evidence Tips

Strong evidence is the foundation of a successful Bexar County property tax protest. The Bexar Appraisal District (BCAD) evaluates over 700,000 properties in the San Antonio area, and mass appraisal methods can miss important details about your specific property.

This guide covers:

• Types of evidence BCAD accepts
• How to find and use comparable sales effectively
• Documenting condition issues with photos
• Building an unequal appraisal case
• How to organize and present your evidence
• Common evidence mistakes to avoid

Whether you're attending an informal review or an ARB hearing, the right evidence can mean the difference between a successful protest and a denied claim.

Types of Evidence BCAD Accepts

The Bexar Appraisal District accepts various forms of documentation to support your property tax protest. Understanding what qualifies as valid evidence helps you build a stronger case.

Market Value Evidence

Market value evidence demonstrates that your property's appraised value exceeds what a buyer would actually pay:

Unequal Appraisal Evidence

Unequal appraisal evidence shows your property is assessed higher than comparable properties:

Property Condition Evidence

Condition evidence documents issues that affect your property's value:

How to Find and Use Comparable Sales

Comparable sales are the most persuasive evidence for market value protests. BCAD determines property values based on sales of similar properties, so showing that comparable homes sold for less than your appraised value directly challenges their methodology.

What Makes a Good Comparable

The best comparables share these characteristics with your property:

• Location: Same neighborhood or zip code (78209, 78258, etc.)
• Size: Within 10-15% of your square footage
• Age: Built within 5-10 years of your home
• Features: Similar bedroom/bathroom count, garage, pool, etc.
• Sale date: Sold within 6-12 months before January 1 of the tax year
• Condition: Similar overall condition

Where to Find Comparable Sales Data

Several sources provide comparable sales information for San Antonio properties:

Free Resources:

• BCAD property search (bcad.org) - Shows assessed values
• Zillow, Realtor.com - Shows listing and sales prices
• Redfin - Provides recent sales data with details

Official Sources (More Reliable):

• Request BCAD's evidence package (check the red box on your protest form)
• MLS data through a real estate agent
• Bexar County Clerk records

Important Note: Under Texas law, appraisal districts don't have automatic access to sales prices. You may have information they don't.

How to Adjust Comparables

Raw sales prices rarely apply directly to your property. Adjustments account for differences:

Example Adjustment Calculation:

If the comparable sold for $385,000 but would have sold for approximately $430,000 with your property's features, that comparable actually supports a value around $430,000 for your property.

BCAD appraisers use similar adjustment methods. Presenting your own adjusted comparables shows you understand the valuation process.

Documenting Condition Issues With Photos

BCAD uses mass appraisal, meaning appraisers don't inspect every property individually. Photos document conditions the district may not know about.

What to Photograph

Structural Issues:

• Foundation cracks (measure with a ruler for scale)
• Uneven floors or settling
• Wall cracks or separation
• Roof damage or missing shingles

Water Damage:

• Stains on ceilings or walls
• Warped flooring
• Mold or mildew
• Drainage problems in yard

Deferred Maintenance:

• Aging HVAC systems (photo of unit with date)
• Original windows in older homes
• Outdated electrical panels
• Worn plumbing fixtures

Functional Issues:

• Small or awkward room layouts
• Lack of storage
• Single-car garage in area of two-car garages
• No central air in homes where it's standard

Photo Best Practices

Follow these guidelines for effective photographic evidence:

1. Date-stamp photos - Use camera settings or include a newspaper
2. Show scale - Include a ruler, tape measure, or common object
3. Capture context - Wide shots showing where damage is located
4. Take multiple angles - Close-up and wide views of each issue
5. Limit quantity - BCAD accepts a maximum of 10 photos online

Pairing Photos With Estimates

Photos become more persuasive when paired with professional estimates:

Photo of foundation crack + Contractor estimate for $15,000 repair = Strong evidence for value reduction

Contact licensed contractors for written estimates. Many provide free estimates, and the documentation significantly strengthens your case.

Building an Unequal Appraisal Case

Unequal appraisal is often overlooked but can be highly effective. This approach argues that your property is assessed higher than similar properties, regardless of actual market value.

Understanding the Legal Standard

Texas Property Tax Code Section 41.43 establishes the unequal appraisal standard. You must show that:

1. Your property is appraised at a higher percentage of market value than comparable properties, or
2. Your appraised value exceeds the median appraised value of comparable properties

Finding Unequal Appraisal Evidence

Step 1: Request BCAD's equity report

Check the box on your protest form requesting the district's evidence. BCAD will send you an equity report showing properties they compared to yours.

Step 2: Search for comparable properties

Use BCAD's online property search to find similar homes in your area. Look for properties with:

• Similar square footage
• Same number of bedrooms/bathrooms
• Comparable lot size
• Similar age and construction

Step 3: Calculate price per square foot

In this example, your property is assessed at $193/sq ft while similar properties average $171/sq ft. This difference supports an unequal appraisal claim.

Calculating Your Target Value

If the median assessed value per square foot is $171 and your home has 2,200 square feet:

$171 x 2,200 = $376,200 (target value based on unequal appraisal)

This approach can result in significant reductions even when market values are strong.

How to Organize and Present Your Evidence

Well-organized evidence improves your credibility with BCAD staff and ARB panels. A clear presentation helps decision-makers understand your case quickly.

Create an Evidence Package

Cover Page:

• Your name and property address
• Property account number
• Current appraised value
• Your opinion of value
• Summary of protest grounds (market value, unequal appraisal, or both)

Section 1: Property Information

• BCAD property record (check for errors)
• Corrections to square footage, features, etc.

Section 2: Comparable Sales

• Grid showing each comparable with adjustments
• Map showing location relative to your property
• Individual property details for each comparable

Section 3: Unequal Appraisal Analysis

• Grid showing equity comparables
• Price per square foot calculations
• Median value analysis

Section 4: Condition Documentation

• Photos organized by issue type
• Contractor estimates and reports
• Summary of repair costs

Submission Requirements for BCAD

BCAD has specific requirements for electronic evidence submission:

Submission Methods:

• Online: Upload through BCAD portal at bcad.org
• Email: protest@bcad.org
• Fax: 210-242-2454
• Mail: PO Box 830248, San Antonio, TX 78283
• In-person: 411 N. Frio Street, San Antonio, TX 78207

For ARB hearings, bring evidence on paper or a portable electronic device (CD, USB drive). Do not bring evidence only on a smartphone.

Presentation Tips for Hearings

At Informal Review:

• Focus on your strongest 2-3 points
• Be prepared to negotiate
• Know your minimum acceptable value
• Bring backup evidence in case they challenge your primary comparables

At ARB Hearing:

• Bring 3 copies of all evidence (panel, BCAD, yourself)
• Prepare a 5-10 minute presentation
• Speak to value, not taxes
• Be professional and concise
• Hearings may be limited to 15 minutes total

Common Evidence Mistakes to Avoid

Even strong cases can fail due to avoidable errors. Here are the most common mistakes Bexar County property owners make with evidence.

Mistake 1: Using Zillow Estimates Instead of Sales Data

Zillow "Zestimates" and similar online estimates are not evidence. ARB panels and BCAD staff require actual sales data or professional appraisals.

What to do instead: Use actual sale prices from closed transactions, verified through official sources or real estate agents.

Mistake 2: Selecting Poor Comparables

Choosing comparables that aren't truly similar weakens your case:

• Properties in significantly different neighborhoods
• Homes with major feature differences (3 bed vs. 5 bed)
• Sales from more than 12 months before January 1
• Foreclosures or distressed sales without acknowledging the discount

What to do instead: Select 3-5 comparables that genuinely match your property's characteristics. Quality matters more than quantity.

Mistake 3: Talking About Taxes Instead of Value

BCAD and the ARB set property values, not tax rates. Arguing that your taxes are too high misses the point.

What to do instead: Focus exclusively on why your property's market value or assessed value should be lower. The tax impact follows automatically from a lower value.

Mistake 4: Ignoring Property Record Errors

Many property owners don't verify that BCAD's records are accurate. Common errors include:

• Incorrect square footage
• Wrong number of bathrooms
• Nonexistent features (pool, extra garage)
• Outdated condition ratings

What to do instead: Review your property record on bcad.org before filing. Correct errors as part of your protest.

Mistake 5: Submitting Evidence Late

Evidence submitted after BCAD's deadlines may not be reviewed before your informal meeting, reducing your chances of settlement.

What to do instead: Upload evidence within 7 days of receiving your protest confirmation. Earlier submission gives appraisers time to review before your meeting.

Mistake 6: Failing to Request BCAD's Evidence

Texas law requires BCAD to provide their evidence at least 14 days before your hearing. This "HB 201 package" shows exactly what they'll present.

What to do instead: Check the red box on your protest form requesting the district's evidence. Review their comparables and prepare counter-arguments.

Mistake 7: Using Last Year's Value as Evidence

Arguing that your value increased too much from last year is not persuasive. What matters is whether the current year's value is accurate.

What to do instead: Focus on current market conditions, comparable sales, and equity analysis for the tax year in question.

BCAD Evidence Checklist

Use this checklist to ensure your evidence package is complete:

Before Filing:

• Reviewed BCAD property record for errors
• Identified protest grounds (market value, unequal appraisal, or both)
• Gathered comparable sales data
• Photographed condition issues
• Obtained contractor estimates (if applicable)

When Filing:

• Checked box requesting BCAD's evidence
• Selected correct protest reasons
• Noted deadline for evidence submission

After Filing:

• Uploaded evidence within 7 days
• Verified file formats (PDF, JPEG)
• Kept copies of all submitted documents
• Reviewed BCAD's evidence when received

Before Hearing:

• Organized evidence with cover page and sections
• Prepared brief presentation
• Made 3 copies for ARB hearing
• Identified target value and minimum acceptable value

Bexar County Property Tax Protest Resources

Frequently Asked Questions

What evidence does BCAD accept for property tax protests?

BCAD accepts comparable sales data, unequal appraisal analyses, property photos, contractor estimates, professional appraisals, and documentation of errors in your property record. Evidence must be submitted in PDF or JPEG format for online uploads.

How do I find comparable sales for my Bexar County property?

Start by requesting BCAD's evidence package when you file your protest. You can also search bcad.org for assessed values and use real estate websites for sales data. The best comparables are recent sales of similar properties in your neighborhood.

What photos help win a Bexar County property tax protest?

Photos documenting foundation cracks, roof damage, water stains, outdated systems, and deferred maintenance can support your case. Include a ruler or common object for scale, and pair photos with contractor estimates when possible.

What is unequal appraisal evidence in Texas?

Unequal appraisal evidence shows that your property is assessed at a higher value per square foot than similar properties. You compare your appraised value to the median appraised value of comparable properties to demonstrate inequitable treatment.

When should I submit evidence for my BCAD protest?

Submit evidence within 7 days of receiving your protest confirmation for the best results. This gives BCAD appraisers time to review your documentation before scheduling your informal review.

What are common evidence mistakes in Bexar County protests?

Common mistakes include using Zillow estimates instead of actual sales, selecting poor comparables, talking about taxes instead of value, ignoring property record errors, and submitting evidence late.

Next Steps for Your Bexar County Protest

Building strong evidence takes time, but it significantly improves your chances of a successful protest. For a complete overview of the protest process, see our Bexar County property tax protest guide.

Need help gathering evidence and presenting your case? Ballard Property Tax Protest handles evidence research, organization, and presentation for Bexar County property owners.

Start Your Bexar County Property Tax Protest