In Texas, property taxes are the engine that funds our schools, roads, and emergency services. But for many homeowners in Bryan and College Station, the annual tax bill feels like a black box.
As we enter the 2026 tax year, significant legislative changes—including the massive increase to the school homestead exemption—have altered the landscape. Whether you’re a first-time buyer or a long-time resident, here is the updated local breakdown of how the system works in Brazos County.
1. The Key Players: BCAD vs. Taxing Entities
It is a common misconception that the Appraisal District sets your taxes. In reality, two separate groups determine your bill:
- Brazos Central Appraisal District (BCAD): Their only job is to determine your property’s Market Value (what it would sell for).
- Taxing Jurisdictions: These are the entities that actually set the Tax Rate. Your bill is a “layer cake” of rates from the City (Bryan or College Station), the School District (BISD or CSISD), Brazos County, and sometimes Blinn College or a MUD/RUD.
2. The 2026 Homestead Revolution
The biggest news for 2026 is the continuation of the expanded Texas Homestead Exemption.
- School Tax Break: The mandatory school district homestead exemption is now $140,000. This means if your home is valued at $350,000, you are only taxed as if it were worth $210,000 for the school portion of your bill.
- Over-65 & Disabled Protections: If you are 65+ or disabled, you receive an additional $60,000 school exemption (totaling $200,000 in relief), and your school taxes are “frozen” and cannot increase as long as you live in that home.
- New for 2026: A new temporary exemption now exists for improvements made to homesteads destroyed by fire, offering compassionate relief while you rebuild.
How Property Taxes Work in Brazos County (2026 Guide)
In Texas, property taxes are the engine that funds our schools, roads, and emergency services. But for many homeowners in Bryan and College Station, the annual tax bill feels like a black box.
As we enter the 2026 tax year, significant legislative changes—including the massive increase to the school homestead exemption—have altered the landscape. Whether you’re a first-time buyer or a long-time resident, here is the updated local breakdown of how the system works in Brazos County.
1. The Key Players: BCAD vs. Taxing Entities
It is a common misconception that the Appraisal District sets your taxes. In reality, two separate groups determine your bill:
- Brazos Central Appraisal District (BCAD): Their only job is to determine your property’s Market Value (what it would sell for).
- Taxing Jurisdictions: These are the entities that actually set the Tax Rate. Your bill is a “layer cake” of rates from the City (Bryan or College Station), the School District (BISD or CSISD), Brazos County, and sometimes Blinn College or a MUD/RUD.
2. The 2026 Homestead Revolution
The biggest news for 2026 is the continuation of the expanded Texas Homestead Exemption.
- School Tax Break: The mandatory school district homestead exemption is now $140,000. This means if your home is valued at $350,000, you are only taxed as if it were worth $210,000 for the school portion of your bill.
- Over-65 & Disabled Protections: If you are 65+ or disabled, you receive an additional $60,000 school exemption (totaling $200,000 in relief), and your school taxes are “frozen” and cannot increase as long as you live in that home.
- New for 2026: A new temporary exemption now exists for improvements made to homesteads destroyed by fire, offering compassionate relief while you rebuild.
3. The “10% Cap” – Your Shield Against Market Spikes
In a fast-growing market like Bryan–College Station, home values can jump 15–20% in a single year. However, if you have a Homestead Exemption on file:
Your Assessed Value (the number they multiply by the tax rate) cannot increase by more than 10% per year, regardless of how much the market value goes up.
Note: This cap only kicks in the second full year you own the home. This is why your first “post-purchase” tax bill can sometimes be a surprise.
How Property Taxes Work in Brazos County (2026 Guide)
In Texas, property taxes are the engine that funds our schools, roads, and emergency services. But for many homeowners in Bryan and College Station, the annual tax bill feels like a black box.
As we enter the 2026 tax year, significant legislative changes—including the massive increase to the school homestead exemption—have altered the landscape. Whether you’re a first-time buyer or a long-time resident, here is the updated local breakdown of how the system works in Brazos County.
1. The Key Players: BCAD vs. Taxing Entities
It is a common misconception that the Appraisal District sets your taxes. In reality, two separate groups determine your bill:
- Brazos Central Appraisal District (BCAD): Their only job is to determine your property’s Market Value (what it would sell for).
- Taxing Jurisdictions: These are the entities that actually set the Tax Rate. Your bill is a “layer cake” of rates from the City (Bryan or College Station), the School District (BISD or CSISD), Brazos County, and sometimes Blinn College or a MUD/RUD.
2. The 2026 Homestead RevolutionThe biggest news for 2026 is the continuation of the expanded Texas Homestead Exemption.
- School Tax Break: The mandatory school district homestead exemption is now $140,000. This means if your home is valued at $350,000, you are only taxed as if it were worth $210,000 for the school portion of your bill.
- Over-65 & Disabled Protections: If you are 65+ or disabled, you receive an additional $60,000 school exemption (totaling $200,000 in relief), and your school taxes are “frozen” and cannot increase as long as you live in that home.
- New for 2026: A new temporary exemption now exists for improvements made to homesteads destroyed by fire, offering compassionate relief while you rebuild.
3. The “10% Cap” – Your Shield Against Market Spikes
In a fast-growing market like Bryan–College Station, home values can jump 15–20% in a single year. However, if you have a Homestead Exemption on file:
Your Assessed Value (the number they multiply by the tax rate) cannot increase by more than 10% per year, regardless of how much the market value goes up.
Note: This cap only kicks in the second full year you own the home. This is why your first “post-purchase” tax bill can sometimes be a surprise.
4. Market Value vs. Taxable Value
When you look at your notice from BCAD, you’ll see two different numbers. Understanding the gap between them is how you save money.
| Term | What it Means |
| Market Value | What BCAD thinks a buyer would pay for your home today. |
| Taxable Value | Market Value MINUS your exemptions (Homestead, Over-65, etc.). |
5. Why You Should Protest Every Spring
The protest deadline in Brazos County is typically May 15th (or 30 days after you receive your notice). Even if you are happy with your home’s value, you should review it every year.
- Condition Issues: BCAD hasn’t been inside your house. If you have foundation issues, an old roof, or outdated interiors, a protest can lower your value.
- Equity: If your neighbors’ similar homes are valued lower than yours, you have a “uniform and equal” grounds for a reduction.
Pro-Tip for New Construction Buyers
If you are buying a brand-new home in 2026, be prepared: your first tax bill might be based only on the lot value (unimproved land). Many buyers get comfortable with this low payment, only to see their mortgage payment spike in Year 2 when the completed house is finally added to the tax rolls. Always budget for the “fully improved” tax amount from day one.
Final Thoughts: Don’t Leave Money on the Table
The most important thing you can do as a Brazos County homeowner is to ensure your Homestead Exemption is filed. It is free, it only takes a few minutes, and it is the single most effective way to lower your cost of living.
Need help with your 2026 tax protest? I provide complimentary “Comps for Protests” to all my clients and neighbors every April. Would you like me to add you to the reminder list for when the new valuations are released?