Confused by how property taxes work in South‑West Austin’s 78735? You are not alone. Texas handles taxes differently than many states, and Travis County has its own timelines and offices to know. In this guide, you will learn who sets your value and rates, which deadlines matter, how exemptions lower your bill, and how to estimate your yearly cost.
Let’s dive in.
What makes up your tax bill
Two parts determine what you pay each year. First, the Travis Central Appraisal District estimates your property’s market value. Second, each local taxing unit sets a tax rate that applies to your taxable value.
Your tax bill is simple math: taxable value times the sum of all adopted tax rates. Taxable value is your appraised value minus any exemptions that you qualify for and claim with the appraisal district.
Who sets values and rates locally
- Travis Central Appraisal District (TCAD) sets appraised values and grants exemptions. You can review your property record and exemption status on the official TCAD website.
- The Appraisal Review Board (ARB) hears protests if you disagree with your value. TCAD explains how to file and schedule hearings.
- Local taxing units adopt tax rates. These often include the school district, City of Austin if you are inside city limits, Travis County, and any special districts. Rates are adopted each fall and posted publicly.
- The Travis County Tax Office issues the bill and collects payment. You can find bills, payment options, and the penalty schedule on the Travis County Tax Office.
- For state rules, calendars, and plain‑English guides, use the Texas Comptroller’s property tax resources.
Check your address in 78735
Zip code 78735 includes parts of South‑West Austin both inside and outside Austin city limits. It can also span different school districts and special districts. Do not assume the same set of taxing units applies to every home in the zip code.
To confirm your exact mix of taxing units for a specific address, use the TCAD property search. The record shows your appraisal value, exemptions, and every taxing unit that applies to your property. Many 78735 homes are in Austin ISD, but you should always verify on TCAD or with the district. For addresses inside Austin city limits, you can also review city tax information on the City of Austin website. For school district information, see Austin ISD.
Some neighborhoods also include Public Improvement Districts or Municipal Utility Districts that appear as separate line items on your bill. Homeowners associations are separate and not part of property taxes. Always check both when you budget.
Key dates and deadlines
Texas follows a predictable annual cycle:
- Early spring: TCAD reviews sales and updates values.
- By May 1 in most years: TCAD mails Notices of Appraised Value when a value changes. The notice lists your protest rights and the deadline.
- Protest deadline: May 15 or 30 days after the notice date, whichever is later. File on time to preserve your appeal rights. Check current‑year dates with TCAD or the Texas Comptroller.
- September: Local taxing units adopt new rates.
- October to November: The Tax Office mails property tax bills.
- January 31: Last day to pay without penalty or interest, as set by Texas law. For exact late fees and processes, go to the Travis County Tax Office.
If you disagree with your value
Start by requesting an informal review with TCAD. Many issues can be resolved by sharing recent comparable sales, photos of needed repairs, or a third‑party appraisal.
If you still disagree, file a formal protest to the ARB. There is no fee to file. Hearings follow set procedures, and some years offer remote options. If you disagree with the ARB decision, you can pursue remedies such as district court or binding arbitration. These are legal processes, so consider legal counsel for appeals beyond the ARB.
Exemptions that lower your bill
Exemptions reduce your taxable value and can make a meaningful difference. You must apply with TCAD. Common examples include:
- Residence homestead exemption for a primary residence.
- Over‑65 and disabled person exemptions, which can include a tax ceiling for the school district portion.
- Disabled veteran exemptions that vary by disability rating.
Rules and amounts vary by exemption type and by taxing unit. TCAD lists documentation and forms, and the Texas Comptroller provides a statewide overview of exemptions and special valuation rules.
Hypothetical example: estimating your taxes
The numbers below are for illustration only, not tax advice. They show how the math works so you can budget with more confidence.
- Appraised value: 500,000 dollars
- Homestead exemption: 40,000 dollars
- Taxable value: 500,000 minus 40,000 equals 460,000 dollars
- Combined tax rate example: 2.2 percent (0.022) for all local units
- Estimated annual tax: 460,000 times 0.022 equals 10,120 dollars
- Monthly set‑aside: about 843 dollars per month
If you had no homestead exemption in this scenario, the tax would be 11,000 dollars. With the 40,000 dollar exemption, the tax is 10,120 dollars. That simple change saves about 880 dollars per year in this example. Your actual rate mix and exemptions will be specific to your address and change each year.
New buyer steps in 78735
- Within weeks of closing, check your TCAD record for owner name, appraised value, and any exemptions on file. Use the TCAD website.
- If this will be your primary residence, apply for the residence homestead exemption as soon as you are eligible. TCAD lists the required documents.
- When you receive your Notice of Appraised Value, note the protest deadline. File on time if you plan to contest the value.
- For planning, estimate your tax by using the TCAD appraised value, subtracting exemptions, and multiplying by last year’s combined rate. Rates change each year, so budget conservatively.
- Expect your tax bill in October or November. Mark January 31 as the payment deadline. Use the Travis County Tax Office to view and pay your bill or to review last year’s bill.
Budgeting and payment tips
Set a realistic monthly amount aside based on your estimate. Since rates can change, consider adding a small cushion when you plan. Review your TCAD record each spring to confirm your value and exemption status.
If your bill seems higher than expected, compare the taxing units listed on the TCAD record to the line items on your tax bill. Look for special district assessments that may apply to your neighborhood. For addresses inside Austin city limits, you can also review city tax information on the City of Austin site.
How we can help
Property taxes affect both your monthly budget and your long‑term plan. If you are buying or selling in South‑West Austin’s 78735, a clear view of value, exemptions, and timelines can help you make a confident move. Our team tracks neighborhood specifics and deadlines so you can focus on the home, not the paperwork.
If you want help aligning your purchase or sale with your property tax outlook, connect with Walker Residential Group. Get an Instant Home Valuation and a local plan tailored to your address.
FAQs
When do Austin 78735 homeowners get an appraisal notice?
- TCAD generally mails Notices of Appraised Value in spring, often by May 1 when the value changes, and the notice lists your protest deadline.
How do I find the taxing units for my 78735 address?
- Use the TCAD property search for your specific address, which lists every taxing unit that applies to your property and shows exemptions on file.
Can I claim the homestead exemption right after buying in 78735?
- You must meet residence and ownership rules and apply through TCAD, which lists required documents and eligibility details.
What if I miss the TCAD protest deadline in Travis County?
- Missing the deadline forfeits many appeal rights for that year, so contact TCAD promptly to review any remaining options under state rules.
Where can I view last year’s Travis County tax bill?
- Search your property on the Travis County Tax Office website to view prior bills and payments, which can help with rough budgeting for the new year.
