If you're about to make an offer on a house in Houston, the Harris Central Appraisal District (HCAD) record for that address is one of the most useful free documents you can read. It tells you what the appraisal district thinks the property is, what it's worth for tax purposes, which exemptions the current owner gets, and which taxing units send a bill. This guide walks through the record section by section and flags what changes once the house is yours. Checked on October 31, 2026, against HCAD's property search help, HCAD's data definitions and the Texas Comptroller's exemption guidance. It's general information, not tax or legal advice.

TL;DR

  • An HCAD record is the appraisal district's description and January 1 value of a property. It isn't an appraisal for your loan, a survey, a title report or a tax bill.
  • "Market" value is HCAD's estimate of what the property was worth on January 1. "Appraised" value is what taxes are figured on, and it can be lower when the seller has a homestead cap. That lower number usually doesn't carry over to you.
  • The exemptions listed belong to the current owner. Exemptions aren't automatic, so you'll need to file your own homestead application after you buy.
  • The "Exemptions and Jurisdictions" section shows every taxing unit on the property, including any MUD, and links to each tax bill. That's where to start estimating your own taxes.
  • HCAD measures living area from the outside of the house, so its square footage can differ from the listing. Treat the building details as a cross-check, not proof.
  • If something in the record looks wrong, ask the seller and your agent before the option period ends, not after closing.

How to find the right HCAD record

Start at HCAD's real property search. You can search by address, owner name or account number. A few tips from HCAD's own help page save time:

  • Capitalization doesn't matter, and partial names work: "river" returns every street name that starts with those letters.
  • Real property account numbers have 13 digits. Type them without hyphens or spaces.
  • HCAD's address search doesn't work like a map app. The same road can be listed two ways (for example "FM 1960 W" and "FM 1960 WEST"), and some accounts show a street number of 0. If an address won't come up, try a range search on the street.
  • The online data is usually refreshed every night, so a very recent change may not show yet.

The tax year selector at the top lets you see prior years and how the value has moved.

Per HCAD, the account number stays with the property when the whole lot is sold. If a seller splits off part of a tract, the buyer gets a new account for the piece they bought. If you're buying part of a larger tract, the record you're looking at may not describe your future parcel yet.

Owner, address and legal description

The top block lists the owner name and mailing address, the property address, and the legal description (something like "LT 18 BLK 3" plus a subdivision name).

What to check:

  • Does the owner match the seller? If the name on the record isn't the person or entity selling to you, ask why. It may be an estate, a trust, a recent purchase or a company.
  • Does the legal description match the contract and the title commitment? The lot, block and subdivision should line up. The legal description is what's actually conveyed, not the street address.
  • The mailing address isn't a statement of who lives there. A mailing address in another city often means the house is a rental or a second home, which can explain why there's no homestead exemption on it.

HCAD notes that title companies generally don't notify it when a property sells. It gets deed information from the Harris County Clerk's filings, and it asks new owners to file form 25.25(b)RP with a copy of the recorded deed or signed closing statement to update the name and address. Keep that in mind for after closing.

State class code, land use and neighborhood

Under the owner block you'll see a state class code and a land use code. HCAD's state category code list for 2026 includes:

  • A1: Real, Residential, Single-Family
  • A2: Real, Residential, Mobile Homes
  • B2, B3, B4: two-family, three-family, and four-or-more-family residential
  • C1: Real, Vacant Lots/Tracts
  • D1: Real, Qualified Agricultural Land

If you think you're buying a single-family house and the record says something else, find out why before you go further. A vacant-lot code on a finished house, for example, can mean the improvements haven't been added to the roll yet. That can mean a jump in value the following year.

HCAD's data guide also explains land use code 1000 (residential land that is vacant) and 1001 (residential land holding a house). The neighborhood number is HCAD's valuation neighborhood: a group of comparable properties it values together, not a subdivision or an HOA boundary.

Market value vs. appraised value

The "Valuations" section is the part most buyers misread. It shows land, improvement and total values for two tax years, each split into Market and Appraised.

  • Market value is HCAD's estimate of the property's value as of January 1. Texas law requires taxable property to be appraised at market value as of that date (Tax Code Sec. 23.01). HCAD uses mass appraisal, valuing large groups of similar properties at once, not a one-off appraisal like the one your lender orders.
  • Appraised value is the value taxes are calculated on before exemptions. It can be lower than market value when a limit applies.

Two limits explain most gaps:

The 10% homestead cap

HCAD explains that once an owner has had a homestead exemption in place long enough to qualify, the appraised value of the homestead can rise no more than 10% a year even if market value rises faster (HCAD video transcript). In HCAD's example, a home whose market value rose from $200,000 to $230,000 was capped at an appraised value of $220,000.

Why it matters to a buyer: the cap belongs to the owner, not the house. HCAD says a property is appraised at full market value in the first year a new owner qualifies, and the cap only starts the year after that. If the seller has owned the home a long time, their appraised value may be well below market. Your first full tax year will be based on market value, so budget from the market column, not the appraised one.

The circuit breaker cap on non-homestead property

For tax years 2024 through 2026, HCAD says certain non-homestead real property valued at $5,000,000 or less (that limit can be adjusted for inflation) gets a 20% yearly limit on appraised value increases (HCAD circuit breaker page). It's common on rentals and second homes. HCAD also states that when the property sells, the limit is removed and the taxable value goes back to market value until the new owner qualifies.

So whether the seller lived in the house or rented it out, a big gap between market and appraised value is a sign your taxes may be higher than the seller's.

Exemptions and jurisdictions

This section lists each jurisdiction (taxing unit) on the property, such as the school district, Harris County, the flood control district, the city and any municipal utility district (MUD). Next to each one you'll see the exemption type and value, the tax rate, and a link to the online tax bill. HCAD doesn't set rates or collect taxes. Each taxing unit sets its own rate, and the bill comes from the tax office.

What to look for:

  • Every line, not just the total. A MUD or other special district can add a meaningful rate. See what MUD tax means in Houston.
  • Which exemptions the seller has. Codes for a general homestead, over-65 or disability exemption mean the seller's bill is lower than yours may be. Those exemptions are personal to the owner who qualified.
  • Last year's rate vs. this year's. The record shows rates for two years, so you can see whether a unit raised or lowered its rate.

Exemptions don't transfer: file your own

HCAD is clear that "exemptions are not automatic. It is your responsibility to file an application before the deadline." To qualify for a residence homestead you must own and occupy the home as your primary residence, and HCAD asks for a Texas driver's license or ID showing the property address.

The Comptroller adds a detail that helps buyers: if you acquire the home after January 1, you may get the general residence homestead exemption for the rest of that tax year as soon as you qualify, if the previous owner didn't get the same exemption that year. For the full rules and amounts, see our guide to how the homestead exemption works in Harris County.

Land and building details

The land table shows how HCAD valued the lot: square feet or acres, any size or site adjustments, and a unit price. On a lot with an unusual shape, a drainage easement or a back section valued at a lower rate, you'll see that here as a separate line.

The building section lists year built, any remodel year, quality and condition grades, foundation type, exterior wall material, room counts and the living area. Underneath are "building areas" for garages, porches and patios.

Read the square footage with HCAD's own warning in mind. HCAD measures residential buildings from the exterior, rounded to the nearest foot. It includes closets, halls and interior stairs, excludes attached garages (valued separately), and counts living space above an attached garage but not above a detached one. HCAD says there can be a reasonable variance from your own measurement.

If HCAD's number is far from the listing, ask where the listing number came from. A big gap can point to an unpermitted addition, a converted garage, or just a different way of measuring.

HCAD also notes that Texas law keeps it from showing residential photographs, sketches or floor plans on its website. You can inspect those in person at its office at 13013 Northwest Freeway.

What the HCAD record won't tell you

  • The sale price. Texas doesn't require buyers or sellers to report a price to the appraisal district. As Texas REALTORS explains, government entities, including appraisal districts, can't force anyone to provide it. Comparable sales come from your agent and the MLS.
  • Flood risk. Use FEMA's maps and the seller's disclosure. See our Houston flood zone map guide.
  • Deed restrictions, liens or HOA rules. Those come from the title commitment and the HOA documents.
  • Condition. That's what the inspection is for.

FAQ

Is the HCAD market value what the house is worth?

It's HCAD's mass-appraisal estimate as of January 1. It can be higher or lower than what a buyer pays today. Your lender's appraisal and recent comparable sales are better guides to price.

Will my property taxes be the same as the seller's?

Often not. If the seller had a homestead exemption, an over-65 exemption or a 10% cap, their bill may be lower than yours will be. Estimate your taxes from the market value and the rates in the jurisdictions section.

Do I need to apply for a homestead exemption if the seller already had one?

Yes. Exemptions aren't automatic and don't pass to a new owner. File your own application with HCAD once you own and live in the home.

Why is HCAD's square footage different from the listing?

HCAD measures from the exterior and treats garages and space over detached garages in specific ways. Listings may use another measurement or include space HCAD doesn't count. Ask about large gaps during your option period.

Can I see the sale price on HCAD?

No. Texas doesn't require sale prices to be reported to appraisal districts, so HCAD's public records don't show them.

What should I do if the HCAD record is wrong after I buy?

Send HCAD a correction with documents. For owner name or mailing address, use form 25.25(b)RP with your recorded deed. If you disagree with the value, you can protest; see our Harris County property tax protest guide.

One last thing

Pull the HCAD record early, read it next to the listing and the contract, and write down every question it raises. Most answers are routine, but the time to ask is during your option period. If you'd like help reading one for a house you're considering, get in touch or start with how much property taxes are in Houston.

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