This article may contain affiliate links. If you buy through them we may earn a commission at no cost to you. Learn more.
Texas has no state income tax, so local governments lean on property taxes. In Montgomery County, the combined rate often ends up somewhere around 1.8%–2.6% of appraised value, depending on your city, school district and MUD. Two moves can lower your bill: the homestead exemption and an annual appraisal protest.
How your bill is calculated
- Montgomery Central Appraisal District (MCAD) sets your home’s market and appraised value each year.
- Each taxing unit (county, city, school district such as Conroe ISD or Willis ISD, college district, hospital district, MUD) sets its own rate.
- Your bill = (appraised value − exemptions) × combined rate.
File your homestead exemption
If the home is your primary residence as of January 1, file Form 50-114 with MCAD. It’s free. Ignore the mailers that charge you to do it.
The homestead exemption:
- Removes $100,000 of value from school-district taxes (state law; check for current changes)
- Lets you take any local-option exemptions your city or county offers
- Caps annual increases in your appraised value at 10% (the “homestead cap”)
Over 65 or disabled?
You get an additional school exemption and a tax ceiling that freezes school taxes at the year you qualify. File as soon as you turn 65.
How to protest your appraisal (step by step)
- Watch for your notice in April and check the market value.
- File a protest online through MCAD’s portal by the deadline (usually May 15).
- Gather evidence: recent sales of similar homes, photos of needed repairs (foundation, roof, outdated kitchen) and contractor estimates.
- Try the informal review. Many protests are settled with an appraiser before a formal hearing.
- Go to the ARB hearing if needed. Be brief and stick to the evidence.
Repair estimates are strong evidence. A $9,000 foundation quote or a roof at the end of its life gives the appraiser a concrete reason to lower your value.
Don’t forget your insurance
Your tax value and your insurance coverage aren’t the same thing, but reappraisal season is a good time to compare homeowners insurance as well. Rates in Southeast Texas have climbed sharply.
Frequently asked questions
When is the homestead exemption deadline in Montgomery County?
You can apply any time after you move in. File by April 30 to get the exemption for that tax year. Late applications can usually be filed up to two years after the delinquency date.
When do I protest my Montgomery County appraisal?
The deadline is generally May 15, or 30 days after your notice of appraised value is mailed, whichever is later. Check the date on your notice.
How much does the Texas homestead exemption save?
The state school-district homestead exemption is $100,000 of value. Over-65 and disabled homeowners get more. Some cities, counties and districts offer their own exemptions too.
