The Comal Appraisal District (Comal CAD) sets the January 1 market value of property for the taxing units it serves, processes homestead and other exemptions, and takes value protests for the Comal Appraisal Review Board. It does not set tax rates or collect taxes; the Comal County Tax Assessor-Collector handles bills and payments. Comal CAD is at 900 S. Seguin Ave., New Braunfels, TX 78130, phone 830-625-8597 (San Antonio metro line 830-606-1407), online at comalad.org.
I'm Taylor Ring, a Mortgage Loan Officer with Fairway Independent Mortgage Corporation (The Wood Group) in Belton. I'm not affiliated with Comal CAD. If you work in Austin or San Antonio and you're looking at New Braunfels, Bulverde, Garden Ridge, or the Canyon Lake area, the tax line on those homes deserves as much attention as the price. Everything below comes from comalad.org and the Texas Comptroller, read October 27, 2026.
Buying in Comal County? Get Pre-Approved or Book a Free Consultation.
Comal CAD and Tax Office Contacts
| Office | Address | Phone / Email | Hours |
|---|---|---|---|
| Comal Appraisal District (values, exemptions, protests) | 900 S. Seguin Ave., New Braunfels, TX 78130 | 830-625-8597; San Antonio metro 830-606-1407; fax 830-625-8598; comalad@co.comal.tx.us | Monday to Friday, 8:00 a.m. to 5:00 p.m. |
| Comal CAD hearing scheduling | Same as above | comaladhearings@co.comal.tx.us | Reschedule requests before your hearing date |
| Comal CAD Taxpayer Liaison Officer | Same as above | 830-625-8597, extension 1990 | Questions about CAD or ARB procedures |
| Comal County Tax Assessor-Collector (bills and payments) | 205 N. Seguin Ave., New Braunfels, TX 78130 | 830-221-1353 | Contact the tax office directly |
Good to know:
- The online forms portal is down for most forms right now. Comal CAD says its forms portal is unavailable (except business personal property renditions) while it moves to new software. You can still file forms in person or by emailing them to comalad@co.comal.tx.us.
- Remaining 2026 closures: Comal CAD's approved holiday schedule lists November 11, November 26 and 27, and December 24 and 25.
- Appraisers are in the field. Comal CAD posted that starting September 1, 2026, its appraisers are out in the county doing field checks and reappraisals.
- Comal CAD lists more than one tax office. Its site lists tax office contacts for Comal, Bexar, Guadalupe, Hays, and Kendall counties, so confirm which office bills the account you're buying.
Source: Comal CAD home page, forms page, truth in taxation page, and the Comptroller's Comal County directory.
What Comal CAD Does (and Doesn't Do)
Comal CAD describes itself as a political subdivision created January 1, 1980, responsible for appraisal and exemption administration for 39 jurisdictions or taxing units. Each taxing unit, such as the county, a city, a school district, or a municipal utility district, sets its own tax rate.
On valuation, Comal CAD says:
- Its policy is a general reappraisal of real property every 3 years, while values are reviewed every year and can change.
- It compares each property's data with similar properties and recent market data using computer-assisted appraisal methods.
- Only market value can be protested. The district says assessed value is a statutory calculation, and it has no control over tax rates or the bill itself.
How to Look Up a Property on Comal CAD
- Go to esearch.comalad.org (the Property Search link on comalad.org).
- Search by owner, address, or property ID. The Property ID Number shown there is the account number you'll put on your homestead form.
- Use the interactive map to see parcel lines.
What to Check Before You Write an Offer
- The school district. Comal CAD serves New Braunfels ISD, Comal ISD, Boerne ISD, and Wimberley ISD, and their homestead amounts aren't identical (see the table below).
- The city, or no city. A home in New Braunfels, Garden Ridge, Bulverde, or Spring Branch has a city line; a home in an unincorporated area may not.
- Any MUD or water district. Comal CAD's exemption schedule lists more than a dozen MUDs and water improvement districts, and each one is a separate tax line.
- The seller's exemptions. They're the seller's, not yours. More on that below.
The Seller's Homestead and Cap Don't Transfer to You
Comal CAD's exemption page has a section on buying a home with an existing homestead exemption. In plain terms:
- The seller's general homestead usually stays on the property for the rest of the year you buy. You then file in your own name for the following year.
- Comal CAD cancels the old exemption as of January 1 of the next year and mails the new owner an application. The district still recommends you file on time yourself.
- When a capped home sells, the cap comes off and taxes are based on market value. Comal CAD warns that if the home had a cap for several years, the value and the taxes may increase substantially the year after you buy it.
- Over-65 or disability exemptions come off when the home sells, and so does the school tax ceiling that came with them.
Comal CAD's own example of the 10% cap: a home appraised at $100,000 last year with a $115,000 market value this year has an assessed value of $110,000 ($100,000 x 110%) for the homestead owner. A buyer starts over at market value.
Hypothetical example: A longtime owner's Comal CAD record shows a market value of $450,000 but a capped appraised value of $340,000. A buyer who budgets on the seller's bill is budgeting on $340,000. After the sale, the buyer's taxes are figured on full market value minus the buyer's own exemptions. Round illustrative numbers, not actual Comal County values.
Filing Your Homestead Exemption With Comal CAD
It's free. Comal CAD says there's no fee to file and you don't have to hire anyone to do it.
What to file: Form 50-114, the Residence Homestead Exemption Application, from the Comal CAD forms page.
What to attach: a copy of your current Texas driver's license or Texas ID, and the address on it must match the homestead address. If you're married, both spouses provide ID. Comal CAD says the chief appraiser can't approve a homestead without the matching license.
Three ways to file:
- Mail to 900 S. Seguin Avenue, New Braunfels, TX 78130.
- Email a PDF to comalad@co.comal.tx.us.
- Drop it off at the appraisal district building.
When: Comal CAD says to file between January 1 and April 30, which gives the district time to process it before fall tax statements. You can file up to two years after the date taxes would have become delinquent. Processing currently takes about 90 days.
Bought after January 1? Since 2022, a buyer can receive the homestead exemption for the applicable portion of the year if the previous owner did not receive the same exemption that year.
When does the 10% cap start? Comal CAD says the cap applies beginning in the second year you have a homestead exemption. Your appraised value can't exceed the lesser of this year's market value or last year's assessed value plus 10% plus any new improvements.
Over 65 and Disabled Homeowners
Comal CAD says it automatically grants the over-65 exemption if it has your birthdate on file; if not, you apply. Over-65 and disabled homeowners get a school tax ceiling, and you can transfer the ceiling percentage to a new Texas homestead with a certificate. See my Texas homestead exemption over 65 guide and the Texas disabled veteran property tax exemption guide.
2025 Homestead Exemption Amounts for Common Taxing Units
From Comal CAD's 2025 Tax Year Exemption Schedule (as of November 4, 2025), the most recent posted. Each taxing unit decides its local option amounts; confirm the current year on your account.
| Taxing unit | General homestead | Over 65 | Disabled |
|---|---|---|---|
| Comal County | 20% or $5,000, whichever is greater | $50,000 (with ceiling) | None (with ceiling) |
| Comal ISD | 20% + $140,000 | $60,000 (with ceiling) | $60,000 (with ceiling) |
| New Braunfels ISD | $140,000 | $63,750 (with ceiling) | $63,750 (with ceiling) |
| Boerne ISD and Wimberley ISD | $140,000 | $60,000 (with ceiling) | $60,000 (with ceiling) |
| City of New Braunfels | 20% or $5,000, whichever is greater | $3,750 (with ceiling) | $3,750 (with ceiling) |
| City of Bulverde | None | $40,000 (with ceiling) | None (with ceiling) |
| City of Spring Branch | 20% or $5,000, whichever is greater | $50,000 (with ceiling) | $50,000 (with ceiling) |
| City of Garden Ridge | None | None | None |
The $140,000 school exemption and the extra $60,000 for over-65 or disabled homeowners are state minimums under Tax Code Section 11.13, per the Texas Comptroller. For statewide steps, see how to file a homestead exemption in Texas.
How to Protest Your Comal County Appraisal
The Deadline
Comal CAD: May 15, or 30 days after your Notice of Appraised Value is mailed, whichever is later. The deadline is printed on your notice. If you mail it, it must be postmarked by the deadline; email and online filings count until midnight of the deadline date. Comal CAD has also posted a warning that the Postal Service may now apply postmarks days after you drop mail off, so mail early or ask for a postmark at the counter.
How to File
- Online through the E-File portal, which Comal CAD calls the easiest and fastest option. You get an instant confirmation, can upload evidence, see the district's evidence, and accept or decline a settlement. You'll need the owner ID and PIN from your notice.
- Mail your protest to 900 S. Seguin Avenue, New Braunfels, TX 78130.
- In person during business hours.
- Email a PDF to comalad@co.comal.tx.us.
You don't have to use the official form. Comal CAD accepts a protest in any written format that includes the owner's name, the property ID or address, and the reason.
The Informal Meeting
Comal CAD offers one informal meeting per property, held 30 minutes before your scheduled ARB hearing. If you accept the settlement, the protest is closed and can't be reopened or taken to the ARB.
The Comal ARB Hearing
- Notice: at least 15 days before the hearing, with the Comptroller's Taxpayer Assistance Pamphlet, hearing procedures, and an evidence packet.
- When: hearings run May through July, and most last 15 to 20 minutes.
- Phone or video: tell the district when you file or in writing at least 10 days before the hearing, and send your evidence with a notarized affidavit.
- Bring 3 paper copies of your evidence. Comal CAD says it can't accept photos shown on a phone.
- Need to reschedule? Email comaladhearings@co.comal.tx.us before the hearing date.
- Decision: a Notice of Final Order by certified mail within 30 days.
If you disagree with the ARB, Comal CAD lists three paths: district court within 60 days of the written decision, binding arbitration (deposit $450 for a homestead appraised at $500,000 or less, $500 above that), or SOAH for properties over $1 million. For the full process, see my Texas property tax protest guide.
Comal County Property Tax Calendar
| When | What Happens | Source |
|---|---|---|
| January 1 | Market value set as of this date | Comal CAD |
| January 1 to April 30 | Homestead application window | Comal CAD |
| April 15 | Rendition deadline (business personal property) | Comal CAD |
| May 15 (or 30 days after notice) | Protest deadline, whichever is later | Comal CAD |
| May through July | ARB hearings | Comal CAD |
| Around July 20 | Appraisal records approved; last chance for a good-cause late protest | Comal CAD |
| August and September | Tax rates proposed and adopted; estimates at comal.countytaxrates.com | Comal CAD |
How Comal CAD Values Show Up in Your Payment
If you escrow, your lender collects the property tax each month and your servicer adjusts the payment when the bill changes. In a county where a sale can reset a long-capped value, that adjustment can be noticeable in year two. My what is escrow in a mortgage guide explains the annual analysis.
My checklist for Comal County buyers:
- Confirm the school district, city, and any MUD on the Comal CAD record.
- Estimate taxes on full market value with your own exemptions, not the seller's bill. See how much house can I afford in Texas.
- File your homestead once your driver's license shows the new address.
- Budget for the escrow deposit at closing, covered in my closing costs in Texas guide.
Frequently Asked Questions
What is the Comal Appraisal District?
The Comal Appraisal District, or Comal CAD, sets the January 1 market value of property for the taxing units it serves, processes homestead and other exemptions, and takes value protests for the Comal Appraisal Review Board. It does not set tax rates or collect taxes. Its office is at 900 S. Seguin Ave. in New Braunfels, phone 830-625-8597.
How do I file a homestead exemption with Comal CAD?
Complete Form 50-114 and attach a copy of your Texas driver's license or ID showing the property address. Mail it to 900 S. Seguin Avenue in New Braunfels, email a PDF to comalad@co.comal.tx.us, or drop it off at the office. Filing is free, the usual window is January 1 to April 30, and processing takes about 90 days.
What is the Comal CAD protest deadline?
The deadline is May 15 or 30 days after your Notice of Appraised Value is mailed, whichever is later, and it is printed on your notice. Mailed protests must be postmarked by the deadline, while email and online protests can be filed until midnight of the deadline date.
Does the seller's homestead exemption carry over when I buy in Comal County?
No. Comal CAD says the seller's general homestead usually stays for the rest of that tax year, but you must file in your own name for the following year. When a capped home sells, the cap is removed and taxes are based on market value, so the bill can rise the year after you buy.
Who collects property taxes in Comal County?
The Comal County Tax Assessor-Collector collects property taxes, not Comal CAD. Comal CAD lists the tax office at 205 N. Seguin Avenue in New Braunfels, phone 830-221-1353. Comal CAD also lists tax offices for Bexar, Guadalupe, Hays, and Kendall counties, so check which office bills your account.
Planning a Purchase in Comal County?
I'll check the school district, city, MUD, and exemptions on any New Braunfels, Bulverde, or Canyon Lake home you're considering, and build your payment on the taxes you'll actually pay.
Get Pre-Approved | Book a Free Consultation
Related Guides
- Hays Central Appraisal District Guide
- Buying a Home in San Antonio
- Texas Property Tax Protest Guide
- How to File a Homestead Exemption in Texas
- What Is Escrow in a Mortgage?
- Closing Costs in Texas
Sources
- Comal Appraisal District: home page, about the district, exemptions, 2025 exemption schedule, forms, protest information, truth in taxation, taxpayer liaison officer, USPS postmark notice, and 2026 holiday schedule
- Texas Comptroller: property tax exemptions and Comal County directory
Taylor Ring, NMLS #2809683 | Fairway Independent Mortgage Corporation, NMLS #2289 | The Wood Group of Fairway, 127 Lake Rd Ste 300, Belton, TX 76513 | Equal Housing Opportunity. This is not a commitment to lend. All loans are subject to credit approval and program guidelines, and approval, rates, and program availability are not guaranteed. This article is general information, not legal or tax advice. Not affiliated with or endorsed by the Comal Appraisal District, the Comal Appraisal Review Board, the Comal County Tax Assessor-Collector, or any government agency. Contact Comal CAD directly for official values, deadlines, and exemption decisions.