Austin Property Taxes (2026): Deadlines, Caps & What Most Homeowners Miss
If you own in Travis or Williamson County, this is the window that determines what you pay — not just this year, but for years to come.
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April 30
Homestead Deadline
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May 15
Protest Deadline
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20%
Cap Expiring (Non-Homestead)
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May 15: The Deadline That Impacts Your Taxes for Years
If you own a home in Travis or Williamson County, May 15 is the deadline to protest your property value. Miss it, and you're locked into that number for the entire year — no exceptions.
And here’s the part most homeowners misunderstand: a property tax protest is not a complaint. It’s a structured argument backed by evidence.
The two strategies that actually work:
- Market value: Showing comparable homes sold for less
- Equal & uniform: Showing similar homes are assessed lower than yours
In Williamson County alone, 2025 values jumped 6.3% on average — but newer homes saw increases closer to 19.6%. If you bought in areas like Travisso, Crystal Falls, or Santa Rita Ranch and haven’t protested, there’s a strong chance your value overshot reality.
April 30: Homestead Exemption — What Most People Get Wrong
There’s a lot of noise around homestead exemptions, so here’s the straight answer:
You do NOT need to refile your homestead every year.
Once it’s in place, it carries forward automatically. But there are a few situations where you DO need to take action:
- You turned 65
- You qualify for disability
- You received a VA disability rating
Those additional exemptions are not automatic — and if you want them applied to your current tax year, April 30 is your deadline.
The 10% Cap vs. What Actually Happens After You Buy
Texas homeowners benefit from a 10% annual cap on increases — but only after your homestead exemption is active.
This is where many Austin buyers get caught off guard:
- Your first year after purchase can reset to full market value
- Previous owner protections do not transfer
- New builds often start at higher valuations
In luxury markets like Westlake, Lakeway, and Northwest Austin, that reset can mean a significant jump in your first full tax bill.
The 2027 Tax Shift: Why This Year Matters More Than Most
If you own a rental, second home, or any non-homestead property, there’s a major change coming.
Right now, Texas Tax Code Section 23.231 limits annual increases on these properties to 20%. That protection expires December 31.
Starting in 2027:
- No cap on annual increases for non-homestead properties
- Appraisals can jump directly to full market value
- Any “gap” built up over past years can hit all at once
That’s where the risk is — especially for investors in areas like Leander, Liberty Hill, and Round Rock where appreciation has been aggressive.
What Smart Austin Homeowners Are Doing Right Now
The clients who handle this well aren’t guessing — they’re being proactive:
- Protesting every year with real evidence
- Locking in homestead protections early
- Projecting future tax exposure before buying or holding
Property taxes in Austin aren’t just a bill — they’re a long-term financial lever. Small adjustments today compound over time.
Frequently Asked Questions
You lose your ability to challenge your value for the entire year. There are no extensions in most cases.
Yes — often more so. Luxury homes have fewer comps, which can lead to overvaluation.
No. It stays in place unless your situation changes — like qualifying for additional exemptions.
Because the 20% cap expires this year. Your 2026 valuation becomes the baseline for potentially uncapped increases in 2027.
Want Help Reducing Your Property Tax Exposure?
I’ll walk you through your specific property, your valuation, and what strategy makes the most sense — whether you're buying, holding, or selling.
Call or Text: 512.699.8253
