Texas has the seventh-highest effective property tax rate in the United States. Comal County's median effective property tax rate is 1.46%, which is higher than the national average of 1.02%.
The median property tax bill in the U.S. is around $2,690, but the average Comal County resident pays almost $6,000 in property taxes each year. If property taxes hurt your annual budget, there are options for lowering your Texas property taxes.
Current Property Tax Rates in Comal County
Tax rates, expressed as cents on every $100 of appraised property value, have fluctuated over the past few years in Comal County. In response to soaring property values, Comal County Commissioners adopted no-new-revenue tax rates to give residents and commercial property owners some relief.
The commission approved a no-new-revenue rate of $0.264 per $100 valuation for the 2024-2025 tax year.
Overview of Property Tax Structure
Individual local taxing entities such as schools, emergency services, and water districts assess Comal County property taxes to fund their operational budgets for the upcoming year. The tax rate is determined by dividing the revenue needed to fund services by the total value of all existing properties in the county.
While local entities — with voter approval — set the tax rate, the Comal Appraisal District determines property values. In Texas, it's mandatory that properties be reassessed every three years. However, nearly all counties, including Comal, reassess annually and consider the value of surrounding property sales, as well as any improvements or upgrades.
Rising property appraisals and ongoing economic development in the area led to higher Comal County property taxes for several years running, despite near-static tax rates. However, the median sales value of a home in Comal County decreased by 2.2% from February 2024 to February 2025. This is good news since the higher your property's appraisal, the higher your tax bill.
So, how are property taxes determined?
Property taxes are calculated by multiplying a property's appraised value by local tax rates to find your total tax obligation. For example, a property appraised for $500,000 with a 1.46% effective tax rate that includes exemptions and deductions can expect a $7,300 tax bill annually.
Using our Comal County property tax calculator, you can determine your tax liability.
Anticipated Changes in 2025
Proposed changes for the 2025-2026 tax year were implemented to lessen the burden of property taxes on Texas residents.
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Comal County Tax Rates Stay Steady
As noted earlier, in September 2024, commissioners approved a new Comal County property tax rate of $0.264. Even though the tax rate didn't change from the previous year, commissioners pointed to new residential and commercial properties, as well as improvements to existing properties, as the reason they could maintain their budget without raising tax rates.
Updates in Assessment Practices
Comal County also announced a reappraisal plan for 2025 and 2026 in an attempt to more equitably appraise property values and keep rapid inflation at bay for existing property owners.
Neighborhoods in Comal County will undergo an annual statistical analysis to ensure that home sales that occurred in the market over the past 12 months are within a plus or minus 5% range of appraised property values.
If sales do not indicate that range, then adjustments will be made to the neighborhood or market area's appraisals. Appraisal caps ensure that property valuations won't fluctuate in either direction more than 5% in a year, regardless of sale amounts of nearby properties.
Legislative Updates for Taxpayers
Legislation in 2023 increased the Texas homestead exemption from $40,000 per qualifying household to $100,000 and provided a $110,000 exemption to seniors over age 65. The state-wide homestead exemptions reduce the amount of taxable valuation on school district taxes for qualifying residential properties. For example, a house appraised at $550,000 is only taxed for $450,000 of valuation, saving homeowners money.
Key Legislative Proposals
The Texas Senate recently passed Senate Bill 4, increasing the Texas homestead exemption for all residents from $100,000 to $140,000 and from $110,000 to $150,000 for seniors. If approved by the House, Texans will vote to approve the proposition and amend the state's constitution in the November 2025 general election.
This would likely bring more property tax relief to Comal residents.
Impact on Tax Rates and Assessments
Homeowners with properties valued less than $140,000 will be exempt from paying most property tax, while many seniors in more rural or lower-income areas will not pay at all going forward. The state legislature estimates that the average Texas homeowner will save $363.44 on their property tax bill annually as a result.
Preparing for Upcoming Property Tax Bills
There are a few steps you should always take to mitigate your property tax bill. First, if you haven't already, apply for the state-wide general homestead exemption to lower the taxable valuation of your home. You can also dispute your property's appraisal value if you believe it's unfairly high.
Understanding Property Tax Exemptions
To qualify for a property tax exemption, you must:
Claim ownership interest
Demonstrate that the property is your primary residence
Reside there by January 1 of the exempt tax year.
Other exemptions for disabled homeowners, those over 65, and veterans stack on top for additional savings; some may even result in a 100% exemption.
Many properties in Comal County are also eligible for agricultural valuation, which assesses land based on its agricultural value rather than on market value. Properties that double for agricultural purposes may also qualify, further reducing your tax liability.
The deadline to file a homestead exemption application with the Comal Appraisal District is April 30 of the current tax year.
Navigating the Appeals Process
If your exemption application is denied, you can appeal the decision by providing additional information to the appraisal district office illustrating why you qualify. You also have the right to contest unfair property appraisals via an appeal.
Implications of Rising Property Values
As property values increase, so do taxes. This has left many Comal County homeowners scrambling to adjust their finances. Payments that once fit comfortably into a family's budget are now squeezing the average property owner.
Economic growth requires a community to increase its budget to maintain necessary services, such as schools, roadways, and water. New development and larger numbers of residents strain existing resources, requiring county commissions and other taxing entities to raise their tax rates to keep up with demand.
Although Comal County kept them steady for 2025, they could rise in the future!
Lowering Property Tax Bills
Not protesting property taxes in Texas has long-lasting financial impacts on property owners and their neighbors. In fact, a local Comal resident saw his appraisal value rise 40% in 2024. He successfully protested and got them lowered.
File a written protest of property assessment by May 15 or within 30 days of receiving your Notice of Property Value from the appraisal district.
File a Notice of Protest online, via email, by mail, or in person with the Comal Appraisal District (Comal AD).
Resolve the valuation issue with an informal review if the district lowers your assessed value to a suitable amount.
If you can't reach a satisfying compromise during the informal protest, request a formal hearing with the Appraisal Review Board (ARB).
Attend the formal ARB hearing and present evidence, including property comparables, depreciation evidence, repair estimates, and other relevant information to demonstrate the true value of your home.
Appeal the ARB's decision in your local district court if you still disagree with the assessed value of your home. We recommend hiring an attorney if you bring your protest to arbitration before the district court.
Final Thoughts on Managing Property Taxes in 2025
With the recent changes and many deadlines associated with managing your Texas property taxes, consider hiring a professional tax reduction company to lower your bill.
At Ownwell, our mission is to make the cost of real estate more clear and equitable.
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