My Texas Property Taxes Went Up Even With the Over-65 Freeze
Last Updated: August 31, 2026
A ceilinged school tax bill can still rise for five reasons: new home improvements, a newly added or never-ceilinged taxing unit, ceiling recalculation, a lost exemption, or non-ceilinged units like the county or hospital district billing independently.
What the ceiling actually caps
a school district may not increase the total annual amount of tax it imposes on a qualified 65+/disabled homestead above the amount it imposed in the first year the individual qualified — it caps the bill, not the appraised value, and only for that taxing unit — school district tax ceiling. Tax year current.
As of 2026-08-31, per Texas Tax Code §11.26 (Tax Code §11.26(a)).
This page explains what the published rules say. It is not tax, legal or financial advice, and it is not a determination of your eligibility. Only your county appraisal district can tell you whether you qualify. Figures are for the tax year shown and were last verified on the date shown.
1. New improvements to the home
A ceiling reflects the home as it existed when you first qualified. Substantial new construction — a room addition, a pool, a major renovation — is generally treated separately and can raise the capped amount for the value it adds, even though the rest of the ceiling holds.
2. A taxing unit that never had a ceiling
The ceiling is mandatory for school districts but optional for county, city, and junior-college units.
optional — only apply if adopted by that unit's governing body — county, city, and junior-college ceilings. Tax year current.
As of 2026-08-31, per Texas Comptroller, Age 65 or Older or Disabled FAQ (note: this page's dollar figures are stale; its ceiling mechanics are not) (Tax Code §11.261).
If your county or city never adopted a ceiling, that portion of your bill moves with your appraised value every year — the freeze you have from the school district doesn't extend to it.
3. Ceiling recalculation
State law allows the ceiling itself to be recalculated when certain district-wide exemption amounts or compressed tax rates change.
We're still verifying this figure. The exact recalculation arithmetic and a worked example were not independently verified against a CAD. Do not publish a specific worked-dollar example until confirmed. Check back, or confirm directly with the source below before relying on it.
Status: unverified — not yet confirmed against a primary source.
We flag this figure as unverified because we haven't confirmed the exact arithmetic against a specific appraisal district. If your bill moved and you suspect this is why, ask your CAD to show you the recalculation directly.
4. A lost exemption
If you stopped owning or occupying the home as your homestead — even temporarily, or through a title change that wasn't updated with the appraisal district — the underlying exemption and ceiling can lapse. Confirm your homestead status is current with your CAD if your bill jumped unexpectedly.
5. Non-ceilinged units rising independently
Hospital districts, municipal utility districts (MUDs), and other special taxing units each set their own rates and their own ceiling policy. A rate increase from one of these can raise your total bill even while the school district portion stays flat.
Still don't see the reason?
The ceiling calculation on your specific bill is something only your county appraisal district can walk through line by line. Bring your notice and ask them to show you which taxing units are ceilinged, which aren't, and whether a recalculation applied.
Frequently Asked Questions
I have the over-65 freeze — why did my bill still go up?
The most common reasons: you added an improvement to the home, a taxing unit that never had a ceiling raised its rate, the ceiling itself was recalculated, you lost the underlying exemption, or a non-ceilinged unit like the county or a hospital district raised taxes independently.
Does the ceiling apply to my county and city taxes?
Only if that specific taxing unit adopted its own ceiling — it's optional for county, city, and junior-college units, unlike school districts where it's mandatory.
Can home improvements really raise a frozen bill?
Yes. Substantial new improvements to the homestead are generally added to the ceiling calculation, which can raise the capped amount.
What if I moved and the new house shows a higher bill?
The ceiling doesn't move to a new home automatically — you have to file a transfer certificate. See our page on transferring the ceiling when you move.
Who do I call if I think my ceiling was calculated wrong?
Your county appraisal district. They can walk through the specific calculation on your account — this page explains the general rules, not your individual bill.
Sources and Last-Verified Dates
| Figure | Tax Year | Source | Verified |
|---|---|---|---|
| School district tax ceilingTax Code §11.26(a) | current | Texas Tax Code §11.26 | 2026-08-31 |
| County, city, and junior-college ceilingsTax Code §11.261 | current | Texas Comptroller, Age 65 or Older or Disabled FAQ (note: this page's dollar figures are stale; its ceiling mechanics are not) | 2026-08-31 |
| Ceiling recalculation after an exemption amount or compressed rate changesTax Code §11.26(a-10)Note: The exact recalculation arithmetic and a worked example were not independently verified against a CAD. Do not publish a specific worked-dollar example until confirmed. | current | Texas Tax Code §11.26 | Unverified |