Property Taxes in
Big Sandy
Texas has no state property tax — your bill is set locally. Here's how it works in Big Sandy, and where to find your exact rate.
How your bill is calculated
A property-tax bill in Big Sandy is not a single rate — it's the sum of the rates set by each local taxing unit that overlaps your address. For a typical Big Sandy home that stack is:
- ▪Upshur County — county government and any county special funds (roads, hospital district, etc.)
- ▪City of Big Sandy — the municipal rate (if you're inside the city limits)
- ▪Big Sandy ISD (Upshur) — usually the largest single piece of the bill; most of Big Sandy is in Big Sandy ISD (Upshur), though your exact district depends on your address
- ▪Special districts — college, hospital, MUD, ESD or water districts, where they apply
Each unit adopts its own rate every year, so the total depends on exactly where the property sits and which districts cover it. We don't publish a single "Big Sandy rate" because it would be misleading — look up the current adopted rates for your address at your county appraisal district (below).
Exemptions that lower your bill
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Residence homestead
If you own and live in the home as your primary residence, school districts exempt at least $100,000 of its value from school taxes (set by the 2023 constitutional amendment). Homesteads are also protected by a 10% annual cap on taxable-value increases.
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Age 65+ and disabled
Homeowners 65 or older (or disabled) get an additional homestead exemption and a ceiling (freeze) on their school-district taxes.
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Disabled veterans
Partial to total exemptions are available based on VA disability rating. See the Comptroller's exemptions guide for all categories and how to apply.
Appraisals & protests
Your property's value is set each year by the Upshur County Appraisal District — not by the city or county. Notices of appraised value go out in the spring, and you have the right to protest: the deadline is generally May 15 (or 30 days after your notice, whichever is later). Protests are heard by the county Appraisal Review Board.
Look up your exact rate, file a homestead exemption, or protest
- Upshur County Appraisal District — property search, current rates, exemption forms, and protest filing
- Texas Comptroller — tax rates & levies by taxing unit
- Exemptions · Protests & appeals · Property tax basics
Source: Texas Comptroller of Public Accounts, Property Tax Assistance Division.
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