Daniel Herb is a San Antonio real estate agent specializing in luxury homes, off-market opportunities, relocation buyers, private sale strategy, and neighborhood-specific guidance across San Antonio, Alamo Heights, Terrell Hills, Olmos Park, Boerne, and Canyon Lake. This San Antonio real estate FAQ is curated by Daniel Herb, a local luxury real estate specialist with the Phyllis Browning Company.

Question: How Much Are Property Taxes in San Antonio, and How Much Extra Will They Add to My Mortgage Payment?

Answer: Property taxes are one of the biggest surprises for buyers moving to San Antonio, especially buyers coming from states with lower property tax rates. In Texas, you do not pay state income tax, but property taxes can make a major difference in your monthly mortgage payment. Property taxes are based off your county appraisal districts “assessed” value, which is a huge difference between the “market value” of your home and what you can actually sell it for. If you’re trying to figure out how much your property taxes are for the year, here’s the math equation to help you find the answer:

Take the assessed value and divide by 100 then multiply that answer by the current tax rate (see below)

Example: Assessed value is $900,000➗100 = 9,000….9,000 x 2.07=$18,630 ($1,552.50/month)

Or you can take $900,000 x .0207 =$18,630.00 ($1,552.50/month)

(Alamo Heights tax rate used for example)

Here’s the current tax rates for each neighborhood, township or subdivision in San Antonio…Don’t see your neighborhood? Call me anytime to find out your current tax rate

Alamo Heights: 2.07

Terrell Hills: 2.05

Olmos Park: 2.21

Monte Vista: 2.44

Hollywood Park: 2.20

Shavano Park: 2.06

Inwood: 2.29

Hill Country Village: 1.87

Mahncke Park: 2.44

Northwood: 2.26

Oakwell Farms: 2.26

Terrell Heights: 2.24

Tobin Hill: 2.44

Olmos Park Terrace: 2.44

King William: 2.44

Lavaca: 2.44

Dignowity Hill Historic District: 2.44

Castle Hills: 2.30

Elm Creek: 2.29

Stone Oak: 2.26

Timberwood park: 1.79

Dominion: 2.29

Question: How Much Is Your Home Worth?

Answer:

Your home’s value is not determined by one citywide average. In real estate, value is much more specific than that. Two of the biggest factors are location and condition.

Location matters because buyers do not just compare your home to every home in San Antonio. They compare it to similar homes in your specific neighborhood, zip code, subdivision, school district, and even your particular street or section of the community. A home in one part of town can perform very differently than a similar home just a few miles away.

Condition matters because buyers are looking closely at updates, layout, repairs, curb appeal, finishes, maintenance, and overall presentation. Two homes with the same square footage in the same neighborhood can sell for very different prices if one is move in ready and the other needs work.

That is why an accurate home value requires a hyper local review, not a broad city average. The right pricing strategy comes from looking at your exact location, your home’s current condition, recent comparable sales nearby, active competition, and what buyers are actually responding to in today’s market.

Question: What are the hidden fees or costs associated with buying a home?

Answer:

*Always remember that each deal/transaction is different and can vary*….

With that being said I’ll walk you through what you can typically expect to pay when purchasing a home. A good rule of thumb is that your closing costs will be between 2-4% of the purchase price and that’s on top of your down payment.

Example: House is $450,000…Closing costs could range between $9,000 - $18,000 and then you have to add your down payment to that.

***Here’s what a GREAT Realtor (like myself) can do for you. I can negotiate to have the SELLER actually give you money towards your closing costs. You’ll still have to come up with your own down payment though.

Here’s a breakdown of what some of the closing costs look like for a homebuyer:

From the mortgage lender: Loan origination charge, points, admin fee, appraisal fee, underwriting fee, processing fee, pre-paid interest, etc…

Other related fees: title fee, doc preparation fee, home owners insurance (3-9 months upfront), property taxes (6-9 months upfront), HOA transfer fees, HOA capital contribution, VA/FHA funding fee (if applicable), recording fees etc…