How to Lower Your Travis County Property Taxes: Homestead Exemption and Protest Guide for 2027

Property taxes are often the biggest cost of owning a home in Austin, and in Westlake, Tarrytown and other higher-value neighborhoods, many bills are well over $10,000 a year. The good news is that most homeowners have two tools to bring that number down: the homestead exemption and the annual appraisal protest. Both are free, and both are easier to use than most people think.

Here's what to know before 2027 appraisal notices go out in the spring.

Part 1: The homestead exemption

A homestead exemption takes part of your home's value off the tax rolls, so you pay tax on a lower number. To qualify, you must own the home and live in it as your primary residence. You can claim only one homestead in Texas.

It's worth real money. According to the Travis Central Appraisal District (TCAD), having a homestead exemption saved the average Travis County owner $3,663 on their 2025 tax bill.

What changed recently

In November 2025, Texas voters approved two increases, and both apply back to the 2025 tax year:

• The school district homestead exemption went from $100,000 to $140,000. Because school taxes are usually the largest part of your bill, this is the biggest piece.
• Homeowners 65 and older, or disabled, now get an additional $60,000, for a combined $200,000 off school taxes. Seniors also keep the school tax "ceiling," which freezes school taxes so they generally can't go up while you stay in the home.

Travis County also gives a 20% homestead exemption on its share of your bill, and some cities and other taxing units offer their own. If TCAD already had your homestead on file, the larger exemption was applied automatically.

How and when to file

• Form: Texas Comptroller Form 50-114 (Residence Homestead Exemption Application). You can file it online at traviscad.org, by mail, or in person.
• What you need: A Texas driver's license or state ID showing the property's address.
• Deadline: April 30 of the tax year is the standard deadline.
• Just bought? You don't have to wait. You can apply the same year you buy, as long as the prior owner didn't already have the same exemption that year.
• Missed it? You can still file late, up to two years after that year's taxes became delinquent, and get a refund of what you overpaid.
• It's free. TCAD says you don't need to pay anyone to file a homestead exemption or to get a refund for a late one. Ignore mailers offering to do it for a fee.

The 10% cap: the part most people overlook

Once your home has a homestead exemption, its taxable value can't rise more than 10% a year, no matter what the market does. Over a decade of ownership, that cap is often worth more than the exemption itself. Two catches for buyers:

• The cap doesn't transfer with the house. If the seller had owned the home for years, their capped value goes away after the sale, and your first bill can jump.
• The cap doesn't protect you in year one. It starts on January 1 after you've had the homestead exemption for a full tax year.

If you're buying, budget for taxes on the home's full appraised value, not the seller's current bill. I walk every buyer client through this before they make an offer.

Part 2: Protesting your appraisal

Every spring, TCAD mails a Notice of Appraised Value. If you think the number is too high, you have the right to protest it. In a market like Austin's, where prices have softened and buyers are negotiating harder, it's worth checking your value every year.

The deadline

You must file by May 15, or 30 days after your notice was mailed, whichever is later. Check the "date mailed" printed on the notice, not the day it arrived. If the deadline lands on a weekend, it generally moves to the next business day, but confirm the date on your own notice. Missing it means losing your chance to protest for that year.

How it works

• File your protest. The easiest way is through TCAD's online portal, using the owner ID and PIN on your notice. You can also file by mail (PO Box 149012, Austin, TX 78714) or in person at 850 East Anderson Lane. Form 50-132 is the paper version.
• Upload your evidence. Once you file, you can also see the evidence TCAD used to value your home.
• Informal review. A TCAD appraiser reviews your case, and you may get a settlement offer through the portal. You can schedule an informal meeting or "get in line online" the same day. Many protests end here.
• Formal hearing (if needed). If you don't accept the offer, you can present your case to the Appraisal Review Board (ARB), a panel of local citizens. ARB hearings typically run from June to August, and you'll get at least 15 days' notice.

What evidence works

The two most common grounds are that the value is higher than market value, or that it's unequal compared with similar homes. Helpful evidence includes:

• Comparable sales. Recent sales of similar homes, ideally close by and from the 6-12 months before January 1.
• Condition issues. Photos and repair estimates for foundation problems, roof damage, an original kitchen, or anything a buyer would discount for.
• A recent appraisal, such as one from a refinance.
• Listing data. Days on market, price cuts and listings that never sold can all show where the market really is.

Tip: File early. The portal gets busy close to the deadline, and early filers usually get earlier meeting dates.

A note for Westlake and higher-value homes

At higher price points, the $140,000 exemption is a smaller share of your total bill. For these homes, the 10% cap and a well-supported protest are usually where the real savings are. Eanes ISD is also a "recapture" district, so a large share of local school taxes is sent to the state. That doesn't change how you protest, but it's one reason school taxes here get so much attention.

Quick checklist

• Confirm your homestead exemption is on file at traviscad.org.
• Turning 65 or newly disabled? Apply for the additional exemption.
• Bought in 2026? File Form 50-114 now, without waiting until April.
• Watch for your 2027 Notice of Appraised Value in the spring.
• Pull comparable sales and file your protest well before May 15.

Want help with comps?

I live and work in Westlake and help homeowners across Austin, Leander and Central Texas. If you'd like a list of recent comparable sales to support your protest, or want to know what your home would really sell for today, I'm happy to put it together, with no cost and no obligation.

Chris Harwood, Harwood Realty Group -- (512) 387-2708 | chris@harwoodrealtygroup.com

This post is general information, not tax or legal advice. Deadlines and rules can change, so always confirm details with the Travis Central Appraisal District (traviscad.org) or a tax professional. Homeowners in Williamson County (Leander, Cedar Park) should check with WCAD at wcad.org, which follows the same state deadlines with its own process.