San Antonio-Area MUD & PID Tax Rates by New-Construction Community (2025)

Verify Before Acting: Special District Tax Rates

Rates change every year, and a district can cover more than one subdivision. Use this table to compare communities, then verify every taxing unit for the exact lot before you sign.

Last updated: October 17, 2026

Last researched: October 14, 2026. Rates are the 2025 tax year adopted rates from county and appraisal-district documents. Every number links to its source. If we could not verify a number from a primary source, we left it out instead of guessing.

Shopping for a new build around San Antonio? The sticker price is only part of the story. Many new communities sit inside a special taxing district that adds a rate on top of your county, city and school taxes. That extra rate can change your monthly payment by hundreds of dollars. This guide explains what these districts are, what the seller has to tell you, and what the rates actually are.

What is a MUD?

A Municipal Utility District (MUD) is a local government created under the Texas Water Code to pay for water, sewer, drainage and sometimes roads and parks in a new development. The district sells bonds to build that infrastructure, and homeowners inside the district pay a property tax to repay those bonds and run the district. Similar water districts go by other names, WCID (Water Control and Improvement District), WID (Water Improvement District), FWSD (Fresh Water Supply District), and work much the same way for buyers.

What is a PID or SID?

A Public Improvement District (PID) is created by a city or county (Local Government Code Chapter 372) to fund improvements such as streets, landscaping or amenities. PIDs usually charge an assessment on each lot, set in a service and assessment plan, rather than a tax rate. In Bexar County you will also see Special Improvement Districts (SIDs), districts in the area around San Antonio that levy an ad valorem rate listed on the appraisal district's rate chart.

How Texas disclosure works

• Texas Water Code § 49.452. Before you sign a contract on property in a MUD or other water district, the seller must give you a written notice stating the district's current tax rate, its outstanding bonds, and that the rate can change. If you didn't get it, you may have the right to cancel.
• Texas Property Code § 5.014. For property in a PID, the seller must give you a notice that the property is subject to assessments, including the amount and how it is paid. Missing notice can also give you termination rights.

Ask the builder's sales office for both notices before you sign, not at closing.

2025 special-district tax rates by community

Rate = the district's adopted 2025 rate per $100 of taxable value. You pay it on top of county, city, school and ESD taxes. We show a community name and builders only where the builder's own page or the community's own page confirms them. Many districts carry a community's name, but we didn't link a district to a subdivision unless a source confirmed it. Those community cells say "not verified."

Swipe or scroll sideways to see every column.

Flat-rate PID assessments (Medina County)

Some PIDs charge a fixed dollar amount per lot instead of a rate. Medina County notes that flat-rate PID assessments do not appear in the appraisal district's tax estimate, so ask the seller for the amount.

Swipe or scroll sideways to see every column.

Why so many Bexar SIDs show exactly $0.541590

$0.541590 is the City of San Antonio's 2025 rate (Bexar County). Bexar County creates Special Improvement Districts in San Antonio's extraterritorial jurisdiction (ETJ) under Chapter 382 of the Local Government Code. The city consents only under a development agreement that caps the district's property tax at no more than the city's own rate (examples: Stone Garden SID consent resolution, Medina Stonehill SID agreement). Most of these districts levy the full cap. For example, Westside 211 SID's bond disclosure shows its total rate of $0.54159 split into $0.36106 for debt and $0.18053 for operations (official statement). The practical effect: a home in one of these SIDs pays roughly what it would pay in city tax, even though it is outside city limits. Newer SIDs such as Sienna Lakes and Straus Medina use taxes instead of PID assessments (city resolution).

Note: A district can cover more than one subdivision, and a subdivision can sit in more than one district. Always confirm the districts for the exact lot using the appraisal district's property search and the seller's § 49.452 / § 5.014 notices.

Example: what a special-district rate adds per month

This is an illustration only, not a quote for any home.

• Example taxable value: $350,000
• Example district rate: $0.85 per $100
• Annual district tax: $350,000 ÷ 100 × 0.85 = $2,975
• Monthly: $2,975 ÷ 12 ≈ $248/month

That $248 is on top of your county, city, school and ESD taxes, your HOA dues, and any PID assessment. At $0.541590 per $100, the same example home would add about $158/month.

Before you visit a builder, register your agent

Most builders require your agent to be with you, or registered, on your first visit. If you walk in alone first, you often can't add an agent later. Your agent is usually paid by the builder, so it costs you nothing.

Register Velvet Realty Group as your agent before your first model-home visit. We'll pull the MUD/PID notices, compare total tax rates across communities, and negotiate incentives for you. Contact Velvet Realty Group →

Sources: Bexar Appraisal District; Bexar County; Comal County; Guadalupe Appraisal District; Kendall Appraisal District; Medina County Tax Assessor-Collector; City of San Antonio council records; community and builder websites. Tax rates change every year. This article is general information, not tax or legal advice.

Where Should You Go Next?

San Antonio Real Estate Guidance Compare San Antonio neighborhoods, commute, pricing, and resale context with local guidance. Buy A Home Turn market context into a buyer plan with offer and payment guardrails. Sell A Home Use current competition and pricing strategy before listing. Market And Resources Review the questions buyers and sellers should ask before deciding. Investing in San Antonio Rental Properties: What You Need to Know in 2026 A guide for real estate investors covering San Antonio rental market fundamentals, cap rate expectations, best neighborhoods for rental income. San Antonio vs Austin: Why Buyers Are Choosing SA in 2026 A detailed comparison of San Antonio vs Austin, home prices, commute times, traffic, job market growth, military presence.

Sources Behind This Special District Tax Guide

Sources reviewed October 14, 2026. Tax rates change every year; check the linked documents for current figures.

• BCAD
• Bexar County
• community site
• Comal County
• community FAQ
• district bond disclosure
• Guadalupe Appraisal District summary (unofficial)
• Kendall Appraisal District
• Medina County Tax Assessor-Collector
• City of New Braunfels SAP
• Stone Garden SID consent resolution
• Medina Stonehill SID agreement
• official statement
• city resolution

Questions About MUD And PID Taxes

Will the MUD tax go away?

MUD rates often drop as the district grows and bonds are paid down, but there's no guarantee. The board sets the rate each year.

Is a MUD tax deductible?

MUD taxes are ad valorem property taxes and are generally treated like other property taxes. PID assessments may be treated differently. Ask your tax advisor.

How do I find out which districts a specific home is in?

Look up the address on the county appraisal district's website (bcad.org, comalad.org, etc.). It lists every taxing unit for the property. Then ask the builder for the written MUD and PID notices.

Is a home in a MUD a bad deal?

Not necessarily. MUDs are how many new communities get water, sewer and amenities. Just compare the **total** tax rate and monthly payment, not just the price.

Do homestead exemptions apply?

Some districts offer them (for example, San Antonio MUD #1 lists a 20% homestead exemption for 2025). Many don't. Check the district's line on the rate chart.