Houston Property Tax Calendar 2026: Every Deadline You Cannot Miss This Year

Houston Property Tax Calendar 2026: Every Deadline You Cannot Miss This Year

Which Date on Your Calendar Could Cost You the Most Money This Year?

For most Houston-area homeowners, the property tax year arrives as a blur of notices, deadlines, and penalty schedules that nobody explained when they bought the house. Miss the right date by a single day and a 6% penalty hits immediately. Miss a protest deadline by a week and you lose the only formal chance to fight an inflated appraisal until next year. The stakes are real: the Texas Comptroller's property tax penalty schedule under Texas Property Tax Code Sec. 33.01 begins at 6% on February 1 and compounds to 12% by July 1, plus a potential 20% attorney fee penalty on top.

TL;DR: The five Houston-area counties (Harris, Montgomery, Fort Bend, Brazoria, and Galveston) all share the same state-law skeleton: January 1 valuation date, January 31 payment due, February 1 penalties begin, April 30 exemption filing deadline, May 15 protest deadline (or 30 days after your notice, whichever is later), and October/November tax statements. ARB hearings run June through August. This calendar gives you every actionable date, grouped by month, so nothing slips through.

January: Valuation Date and the Payment Countdown

January 1 - Official Valuation Date (All Five Counties)

Texas Property Tax Code Sec. 23.01 establishes January 1 as the annual valuation date. Every appraisal district in Texas assesses your property's market value as of January 1 of the tax year. What the property looks like, what it is used for, and what comparable sales existed on that date are the measuring sticks the appraisal districts use. If you completed an addition in February, those square feet should not affect 2026 values because they did not exist on January 1. Keep this date in mind as your baseline for any protest evidence you gather later.

January 31 - Last Day to Pay 2025 Taxes Without Penalty

The January 31 payment deadline is one of the most consequential dates in Texas property tax law. Under Sec. 31.02, taxes are due upon receipt of the statement and delinquent if not paid by January 31. Per the Harris County Tax Office FAQ, the postmark date counts for mailed payments. If January 31 falls on a weekend or holiday, the deadline shifts to the next business day.

Action items for January: - Pay your 2025 tax bill (statements were mailed in October/November 2025). - Confirm your mortgage servicer paid your escrow account on time if you have an escrow impound. - If you have not received a bill by mid-January, call your county tax office rather than waiting. In Harris County that is 713-274-8000. - Over-65 or disability exemption holders: your first quarter installment payment is also due January 31 under Sec. 31.031.

February: Penalties Begin and Installment Plans Open

February 1 - 6% Penalty Plus 1% Monthly Interest Begins

At 12:01 a.m. on February 1, any unpaid 2025 taxes become delinquent. Per Texas Property Tax Code Sec. 33.01(a), the penalty structure is:

Note that on July 1, the penalty locks at 12% regardless of how many months have passed - but the 1% monthly interest keeps accruing indefinitely. Additionally, if your taxing unit has contracted with a collection attorney, an additional penalty of up to 20% can be added under Sec. 33.07 for taxes that are still delinquent as of July 1. That combination of 12% penalty, accumulated interest, and 20% attorney fee can push total additional charges past 40% of the original tax bill for a property owner who ignores a delinquency for two years.

February 28 (or Last Day of February) - Quarter Payment Plan Enrollment Deadline

Homeowners with an over-65 or disability homestead exemption can elect to pay their annual taxes in four equal installments under Sec. 31.031. The installment schedule is: - 1st installment: Due January 31 (with written notice to the taxing unit) - 2nd installment: Due March 31 - 3rd installment: Due May 31 - 4th installment: Due July 31

If you miss the first installment deadline, you lose the installment option for the year and the full amount becomes due with standard penalties. This plan is specifically available to taxpayers with an over-65 exemption, a disability exemption, or the exemptions available to disabled veterans and surviving spouses.

March: Second Installment and Business Personal Property

March 31 - Second Quarter Installment Due

For over-65 and disability homestead holders on the quarter payment plan, the second installment (25% of the annual bill) is due March 31. Also notable: business personal property tax accounts that were noticed in February face an April 1 additional collection penalty in Harris County. If you own rental property with business personal property accounts, confirm those are paid before month-end.

Action item: Verify your HCAD or county appraisal district account online. Harris County's portal is myharriscountytax.com. The MCAD portal is mcad-tx.org. Fort Bend's is fbcad.org.

April: Appraisal Notices and the Exemption Filing Deadline

Mid-April - Notices of Appraised Value Mailed by All Five Districts

Each county appraisal district sends Notices of Appraised Value in mid-April. The notice is the single most important document you will receive in the 2026 tax year. It tells you the appraised value the district intends to use when calculating your tax bill. In Harris County, HCAD mails these notices in April. The Montgomery Central Appraisal District (MCAD, 109 Gladstell Street, Conroe TX 77301) typically mails by mid-April per their own protest timeline. The Fort Bend Central Appraisal District (FBCAD) at fbcad.org follows the same April mailing schedule. The Brazoria County Appraisal District (BCAD) and the Galveston Central Appraisal District (GCAD, galvestoncad.org) also send notices in this window.

When your notice arrives: 1. Check the appraised value against what you believe your home would actually sell for on January 1. 2. Check that all exemptions you hold are shown on the notice (homestead, over-65, veterans, etc.). 3. Note the protest deadline printed on the notice. It will be May 15 or 30 days from the mailing date, whichever is later.

April 30 - Exemption Application Deadline (All Five Counties)

Texas Property Tax Code Sec. 11.43 sets April 30 as the general deadline for exemption applications. The deadline applies to the homestead exemption (Sec. 11.13), over-65 and disability exemptions, veterans' exemptions, agricultural and wildlife management valuations, and most other exemptions. Filing after April 30 in a year when you first became eligible means the exemption may be deferred to the following year, though late applications can sometimes be accepted at the district's discretion.

Key exemptions and their forms: - Homestead exemption - Form 50-114 (HCAD). Reduces taxable value by $100,000 for school district taxes (raised by Texas voters in November 2023). Also caps annual appraised value increases at 10% for homestead properties. - Over-65 exemption - Also Form 50-114 with age documentation. Provides an additional $10,000 exemption from school district taxes plus a school tax ceiling. - Disabled person exemption - Form 50-114 with Social Security disability letter. - 100% disabled veteran exemption - Form 50-135. Full exemption from all property taxes.

The Texas Comptroller's exemption guide provides the official list of all available exemptions. If you bought a home in 2025 and have not yet filed your homestead exemption, April 30 is your critical deadline. Missing it costs the typical Harris County homeowner roughly $1,300 to $1,800 in additional taxes for the year, depending on their ISD tax rate.

To learn more about stacking multiple exemptions to maximize your savings, see our guide on Texas property tax exemption stacking and the complete Texas homestead exemption overview.

May: The Protest Deadline (The Most Important Date in This Calendar)

May 15 - Statewide Protest Deadline Under Sec. 41.44

Texas Property Tax Code Sec. 41.44 gives property owners the right to protest their appraised value. The deadline is May 15 or 30 days after the Notice of Appraised Value is mailed, whichever is later. In practice, since all five Houston-area districts mail notices in mid-April, the 30-day window typically extends to mid-May, making May 15 the effective hard deadline for most properties. HCAD confirmed the 2026 protest deadline as May 15.

Missing May 15 eliminates your right to protest for 2026. There is no extension, no late filing exception under normal circumstances, and no way to recover the year's opportunity.

How to file in each county:

The protest form is HCAD Form 41.44 in Harris County (a reference to the statute) or equivalent district forms. You can check both grounds: (1) value is over market value, and (2) value is unequal compared to similar properties. Checking both gives you two independent paths to a reduction.

May 31 - Third Quarter Installment Due for Over-65/Disability

For homeowners on the quarter payment plan, the third installment is due May 31.

Action items for May: - File your protest by May 15. Even if you are unsure whether you will win, filing preserves the right. - Gather evidence: recent comparable sales (pull from HAR.com or Zillow), photos of any condition issues, prior-year appraisal cards, and any licensed appraisal you have from a recent purchase or refinance. - For a step-by-step guide to building your protest case, read our how to protest your property tax in Harris County walkthrough.

June and July: ARB Hearings

June Through August - Appraisal Review Board Hearings

Once you file a protest, the process moves in two stages. First, you may be scheduled for an informal meeting with an HCAD appraiser or district staff. Many protests are resolved at this stage if the district's own analysis supports a reduction. If not resolved informally, you go to a formal hearing before the Appraisal Review Board (ARB).

The ARB is an independent panel established under Texas Property Tax Code Sec. 41.45. Hearings for all five Houston-area counties run from June through August. The Texas Comptroller's ARB training calendar confirms ARB member training occurs in April each year so boards are ready to hear cases starting in June. You must receive at least 15 days' notice of your scheduled hearing date.

At the formal hearing: - You present your evidence first. - The district appraisers present their evidence. - The ARB panel (typically three to five members) votes on a final value. - You are entitled to request the district's evidence at least 14 days before your hearing.

If you disagree with the ARB order, additional remedies include binding arbitration (for properties valued at $5 million or less under Sec. 41A), the State Office of Administrative Hearings (SOAH), or district court. For residential properties, binding arbitration is often the most cost-effective next step after an unsatisfactory ARB result.

The Brazoria County ARB follows the same June-August cadence and requires you to check in at the 3rd floor counter at least 15 minutes before your scheduled time. Galveston CAD requires submission of the Property Owner's Affidavit of Evidence at least 24 hours before your hearing per GCAD procedures.

August and September: Tax Rate Hearings

August Through September - Governing Bodies Set Tax Rates

While ARB hearings wrap up, county commissioners courts, city councils, municipal utility district (MUD) boards, and school district boards of trustees hold public hearings to adopt tax rates for the upcoming tax year. Texas law requires a rollback or voter-approval rate election if a governing body wants to collect more than 3.5% additional revenue (1% for school districts above the compressed rate in some circumstances) from existing properties.

These hearings are public. Homeowners in MUDs, which cover a large portion of Spring, The Woodlands, Sugar Land, Pearland, and League City, should pay attention because MUD maintenance and tax rates can shift meaningfully year to year. Some Houston-area MUDs carry combined tax rates of 2.5% to 3.0% of assessed value, which adds thousands per year on top of the county, city, and ISD components.

The Texas Comptroller's truth-in-taxation summary publishes proposed and adopted rates by entity once they are certified. Check your specific MUD number at the HCAD or MCAD website to identify which MUD (if any) you are in and what rate they propose.

To understand how rising assessments plus tax rate changes combine to affect your bill, see our Texas property tax going up 2026 analysis.

October and November: Tax Statements Arrive

October Through November - Annual Tax Statements Mailed

All five Houston-area counties certify the appraisal roll and transmit it to the tax offices, which then calculate bills and mail them. Per the Harris County Tax Office, the majority of statements are mailed during November. Some arrive in October. Fort Bend and Montgomery County follow similar timelines.

The tax statement reflects the certified appraised value (possibly reduced by your ARB protest), all applicable exemptions, and each taxing entity's adopted rate. Review it carefully: - Confirm the appraised value matches your ARB order if you protested. - Confirm every exemption you qualify for is shown. - Calculate any change from last year to confirm you understand it.

Taxes are due upon receipt but not delinquent until February 1 of the following year. Paying in November or December is identical in legal effect to paying in January - there is no incentive to pay early other than clarity of mind. However, if your mortgage servicer escrows your taxes, they will typically pay from your escrow account before year-end.

December: Last Day to Send Payment and Avoid the Next Year's Delinquency

December 31 - Payment Must Be Postmarked to Avoid Delinquency

Mailed tax payments are considered timely if postmarked by the U.S. Postal Service by January 31 of the following year (not December 31). However, December 31 is relevant for two reasons: (1) you want to confirm the check or electronic payment has been initiated well before January 31 in case of processing delays; and (2) certain payment arrangements, split-payment plans (offered by some taxing units under Sec. 31.03), have year-end components.

The split-payment plan, where available, lets you pay half the bill before December 1 and the remaining half before July 1 of the following year without penalty. Not all taxing units in the Houston area offer this option. Harris County does not broadly offer split payments on residential accounts. Check with your specific county tax collector.

Per-County Reference: Key Offices and Contact Points

Here is a quick-reference table for all five counties covered by this calendar:

All five counties follow the same state-law framework. The appraisal districts handle values, exemptions, and protests. The tax assessor-collector offices handle billing and collection. They are separate entities. Filing your protest with HCAD has no effect on your payment to the HCTAX office, and the reverse is also true.

The Tax Cap: What It Does and Does Not Cover

Texas Property Tax Code Sec. 23.23 limits the annual increase in appraised value on a qualified homestead to 10% per year. This means if HCAD values your home at $400,000 in 2026 but you had a homestead and were appraised at $350,000 in 2025, HCAD can only increase your appraised value by a maximum of $35,000 (10%) to $385,000, even if market data supports $400,000.

The cap only applies to homestead-exempt properties. Investment properties, commercial properties, and properties without a valid homestead exemption have no cap and can be reassessed at full market value annually. The cap also resets when a property sells, so a new buyer who purchases a home that was capped well below market should anticipate a significant jump in their first appraised value after purchase.

For a full breakdown of how the cap interacts with multi-year ownership, see our Texas property tax cap guide.

Frequently Asked Questions

What happens if I miss the May 15 protest deadline in Harris County?

Under Texas Property Tax Code Sec. 41.44, missing the protest deadline eliminates your right to protest for that tax year with very limited exceptions. One exception applies if you did not receive a Notice of Appraised Value due to an appraisal district error and you file a protest within the later of May 15 or 30 days after you discover the omission. Another narrow exception allows late filing for certain clerical errors. However, disagreeing with the value is not grounds for a late filing. The practical answer is: set a calendar reminder in April and file even if you plan to research further after filing.

Can I protest my property taxes in Montgomery County online?

Yes. The Montgomery Central Appraisal District at mcad-tx.org offers an online portal for filing protests. Montgomery County follows the same May 15 protest deadline as Harris County, with the 30-day notice rule as an exception. MCAD's phone number is 936-756-3354. You can file online, by mail to 109 Gladstell Street, Conroe TX 77301, or in person during business hours.

What is the penalty if I forget to pay my Harris County property taxes until March?

If your 2025 taxes were unpaid as of February 1, 2026, your penalty schedule under Sec. 33.01 is 6% in February plus 1% per month starting in March. A March payment would carry a 7% penalty on the tax amount plus 2% accumulated interest (1% for February, 1% for March). On a $6,000 annual tax bill, that is an additional $540 in penalty and $120 in interest: $660 in avoidable costs for being 60 days late.

My Fort Bend County appraisal went up 18% this year. Can I still protest after April 30?

Yes. The April 30 date is the exemption application deadline, not the protest deadline. Protests of appraised value are governed by the May 15 date (or 30 days after your notice, whichever is later). An 18% increase well above what comparable sales support is a strong basis for protest. FBCAD's online portal at fbcad.org allows filing through May 15. Bring comparable sales from HAR.com or Zillow showing what homes like yours actually sold for in the months leading up to January 1, 2026.

What is the quarter payment plan and who qualifies in Galveston County?

The quarter payment plan under Sec. 31.031 is available to homeowners who have an over-65 exemption, a disability homestead exemption, or are surviving spouses of qualifying individuals. In Galveston County as in all Texas counties, the four installments are due January 31, March 31, May 31, and July 31. You must provide written notice to the collecting taxing unit with your first installment payment. Missing any installment means the unpaid balance becomes immediately delinquent with standard penalty and interest. Contact the Galveston County Tax Assessor-Collector at galvestoncountytx.gov/tax for county-specific enrollment guidance.

How do Galveston County appraisal protest hearings differ from Harris County?

Both counties conduct ARB hearings under the same state-law framework during June through August. The primary procedural difference at GCAD is that you must submit your Property Owner's Affidavit of Evidence at least 24 hours before your scheduled hearing, which is stricter than some other districts. Contact GCAD directly at 409-935-1980 or via the online portal at galvestoncad.org to request a copy of the district's evidence file before your hearing. Under Sec. 41.461, you are entitled to receive the district's evidence at least 14 days before your formal ARB hearing if you request it.

Make Sure You Never Miss a Houston Property Tax Deadline Again

Property tax deadlines in the Houston area move fast, and each missed date carries a real dollar cost. Whether you need help analyzing your 2026 Notice of Appraised Value, deciding whether to protest in Harris, Montgomery, or Fort Bend County, or structuring the right timing around an upcoming purchase or sale, Erick Harbert and the Harbert Real Estate Group at Realty Right are here to help.

Reach out directly: call (281) 305-2520, email [email protected], or visit harbertgroup.com. The office is at 6605 Cypresswood Dr Ste 300, Spring TX 77379.

Related guides from the Harbert Real Estate Group blog: - How to protest your property tax in Harris County - Texas homestead exemption property tax guide 2026 - Texas property tax going up 2026: What owners need to know - Texas property tax exemption stacking guide - Texas property tax cap explained