In short
- This barndominium property tax estimator for Smith County multiplies your taxable value by your own tax rates. It uses no rate we picked for you.
- The one state figure it uses: the Texas Comptroller says school districts must give a $140,000 residence homestead exemption, plus $60,000 more if you are 65 or older or disabled.
- That exemption lowers the school district part of the bill. County, city and other units are entered as one rate, with no exemption.
- Result: yearly tax, monthly amount for your budget, and how much the homestead exemption saves.
On this page
This barndominium property tax estimator for Smith County, Texas turns three things you can look up, your appraised value, your school district rate and your other tax rates, into a yearly and monthly tax estimate. Use it before you build, to put a tax line in your budget. It is a planning estimate, not a tax bill or tax advice.
En español: Calculadora de impuestos de propiedad de un barndominium en el condado de Smith
| Your numbers | Amount |
|---|
How the math works
- Start with taxable value.
House and home site plus other acreage. Example: $350,000 plus $50,000 is $400,000.
- Take off the school homestead exemption.
$140,000 for a residence homestead, or $200,000 if 65 or older or disabled. It cannot be more than the house and home-site value.
- School tax.
Remaining value x school rate / 100. Example: $260,000 at 1.10 is $2,860.
- Other units.
Full value x other rates / 100. Example: $400,000 at 0.55 is $2,200. Add both for the yearly tax; divide by 12 for the month.
Table: what the exemption is worth at one school rate
Plain arithmetic from the formula above for a school rate of 1.00 per $100. Your savings scale with your own rate.
| Exemption | Value removed | Saved a year |
|---|---|---|
| None | $0 | $0 |
| Homestead | $140,000 | $1,400 |
| Homestead, 65+ or disabled | $200,000 | $2,000 |
General information, not tax advice. Rules, rates and exemption amounts change and every parcel is different. Confirm with the Smith County Appraisal District (Smith CAD) before you rely on any number. Our guide to property taxes on a barndominium on acreage in Smith County covers agricultural valuation, rollback tax and what to ask Smith CAD.
What the estimate leaves out
- Optional local exemptions. Counties, cities and colleges may offer their own homestead exemptions. Enter a lower combined rate or ask your tax bill what each unit gives.
- Tax limits for 65+ or disabled owners. Texas has limits on school tax increases for these owners. The calculator does not apply them.
- Value changes. Smith CAD reappraises, and your first appraisal after you build may be much higher than the land alone.
- Home-site size. The exemption applies to your homestead. Ask Smith CAD how much land around the house it counts.
- Special charges. Municipal utility district taxes, fees and a rollback bill for changed agricultural land are not included.
Where each number comes from
- Appraised value. Your notice of appraised value from Smith CAD, or the parcel search on its site. See how barndominium appraisals work for how a lender's number differs.
- Tax rates. Your tax bill, or the Smith County tax office. The rates change each fall.
- Exemption status. The date you move in matters. See how long a barndominium takes to build.
Put the tax in your budget
Take the monthly figure above and add it with insurance and the loan payment. Try our barndominium loan payment calculator, which takes yearly taxes as an input, and read about barndominium insurance in Texas. For build cost, see the barndominium cost calculator. When you are ready to compare builders, use the quote form on this page. We are a referral service: independent local builders reply with written quotes. See how to choose a barndominium builder first.
Sources
- Texas Comptroller: Property tax exemptions: the $140,000 school district residence homestead exemption (Tax Code 11.13(b)), the additional $60,000 for homeowners 65 or older or disabled (11.13(c)), and the before-May-1 filing deadline.
- Smith County Appraisal District: Exemptions: own and live in the home on January 1.
- Texas Comptroller: Tax rates and levies and the Smith County directory page: where to find local rates.
Frequently asked questions
How much is the school homestead exemption in Texas?
The Texas Comptroller's exemptions page says Tax Code Section 11.13(b) requires school districts to give a $140,000 exemption on a residence homestead. Section 11.13(c) requires an additional $60,000 for homeowners who are 65 or older or disabled. The calculator uses those two figures. Confirm the amount for the current tax year with Smith CAD.
Does the homestead exemption lower my county and city tax too?
The state-required $140,000 applies to school district tax. County, city and other taxing units set their own optional exemptions, or none. The calculator takes your other taxing units as one rate with no exemption, so it can overstate the bill if one of them gives an exemption. Your tax bill lists each unit.
Where do I find my tax rate?
Your tax bill or the Smith County Tax Office lists the rate per $100 of value for each taxing unit on your parcel: the school district, the county, a city if you are in one, and any college or special district. The Texas Comptroller also posts yearly rate spreadsheets for every county. Enter the school rate in one box and the sum of the others in the second box.
Why does the calculator ask for taxable value, not purchase price?
Property tax is charged on the value the appraisal district sets, not on what you paid or what the house cost to build. For land that has agricultural valuation, the taxable value is the lower agricultural figure. Smith CAD's notice of appraised value shows both, and you can look up your parcel on its website.