San Antonio Mortgage Calculator - Monthly Payment with Taxes, PMI & Insurance
San Antonio adds a city property-tax layer on top of Bexar County and school district levies. The FY 2026 rate is $0.541590 per $100. The city offers a 20% homestead exemption and an $85,000 exemption for homeowners 65+ or disabled. San Antonio's median effective property tax rate is 1.55%.
Loan Details
$70,000 · LTV 80%
Buyer Profile
Extra Payment
Optional principal-only payment used to estimate payoff speed and interest savings.
Monthly Payment
$1,770 Principal & Interest · $347 Property Taxes · $125 Other
Methodology and limitations
Last reviewed:
Methodology
Uses standard principal-and-interest mortgage math, then models housing-cost inputs such as tax, insurance, PMI, and extra-payment scenarios where available.
Limitations
Planning estimate only. Actual approval, escrow, PMI, fees, taxes, insurance, and closing disclosures depend on lender, property, borrower profile, and local rules.
Official sources
- Consumer Financial Protection Bureau mortgage cost guidance
- Texas Comptroller residence homestead exemptions
- Texas Department of Insurance title premium rates
- TSAHC homebuyer assistance
- TDHCA My First Texas Home
- Bexar County — Official Tax Rates & Exemptions 2025
- Bexar County Truth in Taxation notice
- City of San Antonio — Tax Rate Summary
- City of San Antonio — Property Tax Exemptions
San Antonio Mortgage Calculator - Monthly Payment with Taxes, PMI & Insurance
Texas · Bexar County
San Antonio adds a city property-tax layer on top of Bexar County and school district levies. The FY 2026 rate is $0.541590 per $100. The city offers a 20% homestead exemption and an $85,000 exemption for homeowners 65+ or disabled. San Antonio's median effective property tax rate is 1.55%.
Use this mortgage calculator for San Antonio, Texas to estimate the monthly payment with principal, interest, configured annual taxes, eligible exemptions, and assistance programs when the buyer profile matches the conditions.
What This Estimate Uses
- Geographic level: city
- Configured property tax rate: 1.98%
- Configured benefits or exemptions: 12
- Reviewed sources: 9
What Changes in San Antonio, Texas
- Data level used: city. This page uses the most specific available data layer for San Antonio, Texas.
- Configured combined annual property tax rate: 1.98% before exemptions and buyer-specific conditions are applied.
- Configured down payment assistance programs: TSAHC Home Sweet Texas, TDHCA My First Texas Home.
Local Tax Assumptions
These are the annual tax assumptions configured for this page. The calculator applies them to the appropriate value, then accounts for exemptions or conditions when the buyer selects them.
- School District (ISD) Property Tax — 1.140%
- County Property Tax — 0.300%
- City of San Antonio Property Tax — 0.542%
Programs and Exemptions Included
These benefits do not mean automatic approval. The calculator models them when the buyer inputs match the configured eligibility conditions.
- ISD Homestead Exemption — $100,000 (requires: primary residence)
- Local Optional Homestead — 20% (requires: primary residence, local optional homestead exemption is offered)
- Age 65+ ISD Tax Ceiling — $10,000 (requires: primary residence, buyer is age 65 or older)
- Disabled Veteran Exemption — $12,000 (requires: primary residence, buyer is a disabled veteran)
- Bexar County Homestead Exemption — 20% (requires: primary residence)
- Bexar County Over-65 Exemption — $50,000 (requires: primary residence, buyer is age 65 or older)
- San Antonio City Homestead Exemption — 20% (requires: primary residence)
- San Antonio Over-65 / Disabled Exemption — $85,000 (requires: primary residence, buyer is age 65 or older)
- TSAHC Home Sweet Texas — 5% of loan (requires: first-time buyer, primary residence, income is below the program cap)
- TDHCA My First Texas Home — 5% of loan (requires: all buyers are first-time buyers, primary residence, income is below the program cap)
- Mortgage Credit Certificate (MCC) — 20% of mortgage interest (requires: first-time buyer, primary residence, buyer has a Mortgage Credit Certificate)
- Texas MCC — 20% of mortgage interest (requires: first-time buyer, primary residence, income is below the program cap, buyer has a Mortgage Credit Certificate)
When This Estimate Can Change
- The actual property tax bill depends on the address, overlapping taxing jurisdictions, approved exemptions, and appraised value.
- Home insurance, flood insurance, HOA dues, and PMI can vary by property, lender, and buyer profile.
- Configured closing costs include Title Insurance (Texas promulgated rate), but other settlement charges may appear on a real loan estimate.
Local Data and Sources
Last editorial verification: June 3, 2026. This page combines the official data layers configured for San Antonio, Texas.
The sources used on this page are Consumer Financial Protection Bureau mortgage cost guidance, Texas Comptroller residence homestead exemptions, Texas Department of Insurance title premium rates, TSAHC homebuyer assistance, TDHCA My First Texas Home, Bexar County — Official Tax Rates & Exemptions 2025, Bexar County Truth in Taxation notice, City of San Antonio — Tax Rate Summary, City of San Antonio — Property Tax Exemptions. Each source lists which rate, exemption, or program it validates and when it was last reviewed.
- Consumer Financial Protection Bureau mortgage cost guidance — verified May 3, 2026 — General U.S. mortgage closing-cost and mortgage-cost guidance.
- Texas Comptroller residence homestead exemptions — verified May 3, 2026 — Official source for Texas homestead exemption and appraisal-cap rules.
- Texas Department of Insurance title premium rates — verified May 3, 2026 — Official source for Texas promulgated title insurance premium rate tables.
- TSAHC homebuyer assistance — verified May 3, 2026 — Official source for TSAHC DPA program availability and limits.
- TDHCA My First Texas Home — verified May 3, 2026 — Official source for TDHCA first-time buyer assistance and MCC program rules.
- Bexar County — Official Tax Rates & Exemptions 2025 — verified June 3, 2026 — Official source for Bexar County adopted tax rate of $0.299999 per $100 and exemption information.
- Bexar County Truth in Taxation notice — verified June 3, 2026 — Official notice for Bexar County 2025 tax rate showing no-new-revenue and voter-approval rates.
- City of San Antonio — Tax Rate Summary — verified June 3, 2026 — Official source for San Antonio FY 2026 tax rate: $0.541590 per $100 valuation.
- City of San Antonio — Property Tax Exemptions — verified June 3, 2026 — Official source for San Antonio homestead exemption and over-65/disabled exemption information.
Frequently Asked Questions
What is the property tax rate in Texas?
Texas has no state property tax. Local rates average 1.6-2.2% and are the sum of school district, county, city, and special district levies.
What first-time buyer programs exist in Texas?
TSAHC Home Sweet Texas and TDHCA My First Texas Home both offer down payment assistance up to 5% of the loan, subject to current program limits. The Texas MCC provides an annual federal tax credit of up to $2,000.
How does the Texas homestead exemption work?
Primary residences receive a $100,000 school district exemption, plus an optional 20% local exemption (capped at $5,000 minimum). Appraised value can only rise 10% per year while homesteaded.
What is the Bexar County property tax rate?
Bexar County adopted a rate of $0.299999 per $100 valuation for 2025, maintaining the same rate for over 30 years.
What homestead exemptions does Bexar County offer?
Bexar County offers a 20% homestead exemption (minimum $5,000) and a $50,000 exemption for homeowners 65+ or disabled.
Is Bexar County cheaper than other Texas counties for property taxes?
Bexar County's all-in rate typically runs 2.0-2.4%, putting it in the middle tier. San Antonio's city rate adds about $0.54 per $100, but the county portion has stayed at $0.299999 for over 30 years — one of the most stable rates in Texas.
Will property taxes in Bexar County go up?
Bexar County has held its rate at $0.299999 per $100 for more than 30 years, so the county portion is unlikely to rise. However, your school district and city rates can change annually, and rising appraisals mean your bill can increase even without a rate hike.
What is the City of San Antonio property tax rate?
The FY 2026 rate is $0.541590 per $100 valuation ($0.33009 M&O + $0.21150 debt service). Combined with county and school taxes, the median effective rate is 1.55%.
What homestead exemptions does San Antonio offer?
San Antonio offers a 20% homestead exemption (minimum $5,000). Homeowners 65+ or disabled qualify for an additional $85,000 exemption.
Is San Antonio really more affordable than Austin or Dallas?
For property taxes, generally yes. San Antonio's median effective rate is about 1.55%, compared to Austin's ~2.07% and Dallas's ~2.2%. Combined with lower median home prices ($250K-300K vs $400K+ in Austin and Dallas), San Antonio homeowners typically pay thousands less per year in property taxes.
How much house can I afford in San Antonio with property taxes?
With San Antonio's 1.55% median effective rate, a $250,000 home costs about $3,875 in annual property taxes. Factor in the 20% homestead exemption and $85,000 senior exemption, and qualifying for a mortgage becomes easier than in higher-tax Texas metros. Most buyers in San Antonio qualify for homes in the $200K-$350K range.