HonestCasa logoHonestCasa
All Tax Guides
Updated 2025 Tax Year

Sutton County
Property Tax Guide

Everything you need to know about property taxes in Sutton County, TX. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
Calculate Your True CostMortgage Calculator
Quick Facts
Tax Rate
0.54% to 1.25% of assessed value (varies by taxing districts serving your location)
1st Due
Jan 31
Exemptions
5+ Available
Section 1

How Property Tax Works

Sutton County, Texas operates under the state's property tax system to fund essential local services including schools, county operations, emergency services, and infrastructure maintenance. Property owners in Sutton County pay taxes based on their property's assessed value multiplied by the applicable tax rate, which varies by location within the county depending on which special taxing districts serve that area.

The county's effective tax rates typically range from approximately 0.54% to 1.25% of assessed value, depending on the specific combination of taxing entities that serve your property location. These may include the county, school district, city (if applicable), and various special districts for services like emergency medical services or water conservation. Property assessments are conducted annually, with most residential properties subject to Texas's 10% annual assessment increase cap for homestead properties, though this cap requires a homestead exemption application to be filed with the county.

Section 2

What Makes Up Your Tax Bill

Based on FY 2025-2026 levy information:

ComponentRate (per $100)Description
County Base Rate$0.125368Core county services, roads, law enforcement
School DistrictVaries by districtEducational services and facilities
Special DistrictsVaries by locationEmergency services, water, other local services
Total Combined Rate$0.5412190Example combined rate (varies by property location)

Note: The actual tax rate for your property depends on which special taxing districts serve your specific location within Sutton County. The combined rate of $0.5412190 per $100 of assessed value represents one example configuration. Contact the Sutton County Appraisal District to determine your property's exact taxing entities and rates.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Sutton County, property taxes are due in two installments:

First Installment
Jan 31
Delinquent after Dec 10
Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental taxes in Sutton County are additional property tax bills issued when there are changes to property ownership, value, or exemption status that occur after the regular tax roll is established. Common triggers include new construction completion, property transfers that remove exemptions, successful appeals that increase assessed value, or discovery of previously untaxed improvements.

When a supplemental tax is issued, it covers the tax difference between the old assessment and the new assessment, prorated for the portion of the tax year remaining. For example, if a $200,000 home addition is completed in March and increases your assessed value, you would receive a supplemental bill for approximately 75% of the additional annual tax (9 months remaining in the tax year). The calculation would be: Additional assessed value × applicable tax rate × months remaining ÷ 12 months.

Example Calculation

Example 1: $300,000 Home with Homestead Exemption

  • Market Value: $300,000
  • School District Homestead Exemption: -$100,000
  • Net Taxable Value: $200,000
  • Annual Tax ($200,000 × 0.5412190%): $1,082
  • Monthly Escrow: $90

Example 2: $600,000 Home with Homestead Exemption

  • Market Value: $600,000
  • School District Homestead Exemption: -$100,000
  • Net Taxable Value: $500,000
  • Annual Tax ($500,000 × 0.5412190%): $2,706
  • Monthly Escrow: $226

Example 3: $1,000,000 Home with Homestead Exemption

  • Market Value: $1,000,000
  • School District Homestead Exemption: -$100,000
  • Net Taxable Value: $900,000
  • Annual Tax ($900,000 × 0.5412190%): $4,871
  • Monthly Escrow: $406

Note: These calculations use example rates and assume successful application for homestead exemption. Actual rates vary by specific taxing districts serving your property location. Additional exemptions may be available and require separate applications.

See How Taxes Affect Your Payment

Property taxes are just part of your total monthly cost. Get the full picture.

Calculate Now
Section 5

Escrow & Property Taxes

Most mortgage lenders in Sutton County require property tax escrow accounts, where you pay 1/12 of your estimated annual property tax with each monthly mortgage payment. The lender holds these funds and pays your property taxes directly to the county when due. Lenders typically collect an initial escrow deposit at closing and may require a cushion of 2-6 months of payments.

Your lender will receive tax bills and assessment notices directly from Sutton County. However, you should verify that your escrow account has sufficient funds, especially after reassessments or when exemptions expire. If your taxes increase significantly, your lender may require additional escrow payments or establish a shortage repayment plan. Annual escrow analyses will show any shortfalls or surpluses, with refunds issued if your account exceeds federal guidelines.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are property taxes due in Sutton County for FY 2025-2026? A: Based on current information, the first installment is due April 15, 2026, the second installment is due October 15, 2026, and final payment is due November 20, 2026. However, verify current due dates with the tax collector as schedules may change.

Q: What homestead exemption is available and how do I apply? A: Sutton County offers a $100,000 homestead exemption for school district taxes on your primary residence. This exemption reduces your taxable value and also caps annual assessment increases at 10%. You must file an application with the Sutton County Appraisal District - this is NOT automatic and requires renewal if circumstances change.

Q: Are there other tax credits or exemptions available? A: Texas offers various exemptions including senior citizen, disability, and veteran exemptions. Each requires a separate application with supporting documentation filed with the Sutton County Appraisal District. Application deadlines are typically April 30th, but verify current deadlines as they may vary.

Q: How is my property assessed and when can I appeal? A: Properties are assessed annually based on market value as of January 1st. You'll receive a notice of assessed value, typically in spring. If you disagree with the assessment, you can file an appeal with the Sutton County Appraisal Review Board within the timeframe specified on your notice.

Q: What are the penalties for late payment? A: Texas law provides for penalty and interest charges on delinquent property taxes. Penalties typically start at 6% for the first month late, increasing monthly, plus annual interest. Contact the Sutton County Tax Collector for specific penalty schedules and payment options.

Q: Can I pay my property taxes online? A: Contact the Sutton County Tax Collector's office directly to inquire about online payment options, accepted payment methods, and any associated convenience fees for electronic payments.

Q: Why did my tax bill change from last year? A: Tax bills can change due to property reassessment, changes in tax rates set by local taxing entities, new construction, removed or expired exemptions, or changes in special district boundaries. Review your assessment notice and contact the appraisal district with questions about valuation changes.

Q: How do special district taxes work? A: Sutton County contains various special districts that may include emergency services, water conservation, or other local services. The specific districts serving your property determine your total tax rate. Your tax bill will itemize each taxing entity and their respective rates and charges.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
County
2025 CERTIFIED TOTALS - Sutton Countyco.sutton.tx.us
02
County
Adopted Sutton County Budget & Tax Rateco.sutton.tx.us
03
County
'-ffi~.~ - Sutton County Texasco.sutton.tx.us
04
Tax Doc
96-1717 Handbook of Texas Property Tax Rulescomptroller.texas.gov
05
Sutton - 218 - Texas Comptrollercomptroller.texas.gov
06
County
Sutton County, TX - Homeco.sutton.tx.us
07
County
2025 CERTIFIED TOTALS - Sutton County Texasco.sutton.tx.us
08
County
Sutton County Appraisal District - Texas Comptrollercomptroller.texas.gov
09
Guidelines for Qualification of Agricultural Land in Wildlife ...comptroller.texas.gov
10
METHODS AND ASSISTANCE PROGRAM 2017 REPORTcomptroller.texas.gov
All sources verified as of 2025 Tax Year

See the Full Picture of Your Home Costs

Property taxes are just one piece of homeownership. HonestCasa helps you understand your total monthly cost and explore safe ways to access your home equity.

Total Monthly Cost

Mortgage + taxes + insurance + HOA

Equity Growth

Track how your equity grows over time

Safe Equity Access

Options for projects or debt payoff

Run Your ScenarioTry Calculator

Free • No credit check • 2-minute estimate