Frio County CAD 2026: Property Search & Tax Appraisal

by
Frio County, Texas Property Guide 2026

Search Frio County Property Records, Review the 2026 Appraisal and Pay the Correct Tax Account

Use this guide to locate a Frio CAD property, compare appraisal values, check exemptions, review agricultural or wildlife land, use the parcel map, prepare protest evidence and find the correct property-tax payment portal.

Frio County Appraisal District handles property values, exemptions, special appraisal, renditions, maps and appraisal protests. The Frio County Tax Assessor-Collector handles property-tax billing, payment, receipts and collection questions.

Official Frio CAD Search Property Records Open Interactive Map Search & Pay Taxes
Appraisal office Frio County Appraisal District
CAD phone 830-334-4163
CAD address 815 S. Oak Street, Pearsall, TX 78061
Chief Appraiser Edward Garza
Tax Office phone 830-505-2994

Quick Answer: Which Frio County Office Should You Use?

Use Frio CAD for Owner and property search, appraisal values, land and building data, exemptions, 1-d-1 appraisal, wildlife management, renditions, maps and protests.
Use the Tax Office for Property-tax balances, online payment, mailed payment, in-person payment, receipts, penalties, interest and collection questions.
Use the County Clerk for Deeds, deeds of trust, releases, liens, oil-and-gas instruments, plats, probate documents and official record copies.
Simple rule: Frio CAD determines the appraised value. Taxing units adopt tax rates. The Tax Assessor-Collector calculates and collects the resulting property-tax bill.

Start Here: Choose the Result You Need Today

Find an owner or property Use the large search field shown in the screenshot and enter an owner name, owner ID, property ID or address.
Review a 2026 appraisal Open the exact account and compare land, improvements, exemptions, classification and prior-year values.
Apply for an exemption Open the official Frio CAD forms page.
Review rural or agricultural land Check acreage, homesite allocation, use history, grazing, crops, wildlife activity and lease records.
File or track a protest Use the online protest system, current Notice of Protest form or protest-hearing search.
Pay property taxes Use the Frio County Tax Office portal and verify every selected property and tax year.

Jump Directly to Your Frio County Property Task

Screenshot Guide Property Search Match the Account Search Problems Read the Record 2026 Value Audit Interactive Map Exemptions Ag & Wildlife Special Accounts Protest Help Late Options Tax Payment Deed Records Office Contacts 10 FAQs

How to Use the Official Frio CAD Property Search Screenshot

The supplied screenshot shows the official Frio County Appraisal District property-search page. It includes the main search field and five search modes: Basic Search, By Owner, By Property, All Criteria and Advanced Search.

The screenshot is a navigation guide only. Use the live website for current ownership, appraisal values, exemptions, protest status and tax information.

Official Frio County Appraisal District property search showing Basic Search, By Owner, By Property, All Criteria and Advanced Search
Official Frio CAD property-search page showing the five search modes and the main owner, property ID and address search field.
1 Verify the official domain

Check that the browser address shows friocad.org before entering owner or property information.

2 Start with Basic Search

Enter the owner as last name first name, or use an owner ID, property ID or simplified address.

3 Use By Owner for names

Search a person, company, trust or estate. Use fewer words when the complete legal name does not work.

4 Use By Property for exact details

Use a property ID, geographic ID, address, legal description, abstract, subdivision or lease information.

5 Use All Criteria to combine filters

Combine an owner, property description and location when one search field produces too many results.

6 Use Advanced Search last

Narrow by property type, category, acreage, value range, neighborhood, abstract, subdivision or other detailed fields.

Best route from the screenshot: Run a Basic Search, open every plausible account, verify five identifying details, then continue to the map, form, protest or payment portal.

Five Checks Before You Use a Frio CAD Result

Property ID Match the appraisal notice or tax statement.
Geographic ID Compare the complete location-based identifier.
Legal description Match subdivision, abstract, lot, block or tract.
Address or acreage Confirm the physical property involved.
Property type Verify real, personal, mineral or mobile home.
Separate-account warning: A residence, ranch acreage, mobile home, mineral interest and business assets may each have a different Frio CAD account.

Frio CAD Search Problems and Practical Fixes

Problem What to Try Why It Helps
Full owner name gives no result Search only the last name or main business word. The account may use initials, an abbreviation, trust, estate or prior owner.
Recent buyer is missing Search the seller or previous owner. A deed may be recorded before the appraisal ownership display updates.
Rural address does not work Use the owner, property ID, abstract or legal description. The appraisal situs can differ from the postal or emergency address.
Too many results appear Add a city, subdivision, abstract, acreage or property type. Detailed filters separate common names and multiple properties.
Inherited property is missing Search the decedent, estate, heir, trust and former owner separately. Appraisal ownership may not yet reflect completed probate or deed work.
Manufactured home is missing Search the landowner and home owner separately. The home and land may have separate account numbers.
Mineral account is missing Search the mineral property type, owner, operator or lease. Surface and mineral ownership can be different.
Nothing matches Call Frio CAD with the prior owner, location and legal description. Staff can help identify the correct account and property type.
“I am trying to identify the correct Frio CAD property. The current or prior owner is ______, the property is near ______, and the deed or notice shows ______. Can you confirm the property ID, geographic ID and property type?”

How to Read a Frio CAD Property Record

Record Field Plain-English Meaning What to Check
Property ID Frio CAD’s primary property-account identifier. Use the exact number on forms, protests and tax searches.
Geographic ID A location-based identifier used in the appraisal system. Copy it when matching the map or related accounts.
Owner name The owner currently displayed for appraisal purposes. Use recorded documents when legal title must be proved.
Mailing address Where appraisal notices and tax correspondence may be sent. Correct an old address before important notices are missed.
Situs address The property’s physical location in the CAD system. Rural situs wording may differ from postal formatting.
Legal description Abstract, survey, subdivision, lot, block or tract information. Compare it with the deed, plat or survey before legal use.
Land market value The district’s market-value estimate for the land. Acreage, access, water, land class, homesite and location.
Improvement value Value assigned to houses, shops, barns and other structures. Size, age, condition, quality, use and removed improvements.
Market value The district’s January 1 estimate of value. Compare with sales and the property’s actual condition.
Appraised value Value after a possible homestead or statutory limitation. A cap does not automatically reduce market value.
Agricultural value Productivity-based value for qualifying open-space land. Qualifying use, acreage, intensity and homesite separation.
Exemptions Approved homestead, age, disability, veteran or other relief. Verify the benefit appears for the correct owner and year.
Legal-use warning: Frio CAD property records and map lines are appraisal tools. They do not replace a recorded deed, title examination or professional boundary survey.

Frio County 2026 Appraisal Audit Checklist

  • Compare 2025 and 2026 market values.
  • Separate the land change from the building change.
  • Confirm acreage and legal description.
  • Check living area and improvement measurements.
  • Review year built, quality and condition.
  • Look for new structures or additions.
  • Confirm removed or damaged improvements are corrected.
  • Check homestead and other exemptions.
  • Review agricultural productivity value.
  • Check homesite acreage separately.
  • Compare similar properties in the same area.
  • Save photographs, estimates and inspection records.
Pearsall residence Compare homes by neighborhood, living area, age, condition, construction quality and lot size.
Dilley property Check city and school-district location, improvements, exemption status and every taxing unit on the account.
Ranch or agricultural land Review each tract, homesite acres, water, fencing, grazing, crops, wildlife use, leases and road access.
“Property ID ______ changed from ______ in 2025 to ______ in 2026. Please identify the land, improvement, exemption, classification or account-data change that caused the difference.”

How to Use the Frio CAD Interactive Map

Search the property first. Copy the property ID, geographic ID, owner, legal description and acreage.
Open the official map. Go to Frio CAD Interactive Map.
Search with the strongest identifier. Use the property or geographic ID when available.
Match the selected parcel. Compare owner, legal description, subdivision, abstract and acreage.
Review adjoining parcels. Look for separate tracts, access strips, road frontage and related ownership.
Compare visible improvements. Note houses, barns, shops, tanks, irrigation areas or cleared land that may affect the appraisal.
Use legal records before acting. Obtain deeds, title research and a survey before fencing, buying, building or resolving access.
Rural-land tip: Use a neighboring owner or a known road intersection as a map anchor when the parcel does not have a reliable street address.

Frio County Homestead and Property-Tax Exemptions

Exemption or Relief 2026 Starting Point What to Prepare
General residence homestead Texas school districts provide a mandatory $140,000 exemption. Ownership, principal-residence details and required identification.
Age 65 or older Qualifying owners receive an additional mandatory $60,000 school exemption. Age, ownership and residence information.
Disabled person Qualifying disabled owners may receive additional relief and protections. Disability documentation accepted under Texas law.
Disabled veteran or survivor The benefit may be partial or total depending on the statutory category. VA rating, service records and applicable survivor documents.
Heir-property homestead An occupying heir may qualify without being individually named on a recorded deed. Ownership affidavit, death certificate, utility record and available court documents.
Tax deferral Some age-65 or disabled owners may defer collection on a qualifying homestead. Understand that the tax lien remains and interest may continue.

How to File a Frio CAD Homestead Application

Find the correct property. Confirm the property ID, owner, situs address and legal description.
Open the current forms page. Go to Frio CAD Downloadable Forms.
Select the correct exemption application. Use the residence-homestead, disabled-veteran or other form that matches your situation.
Complete every ownership section. Include spouse, co-owner, trust, heir-property or manufactured-home information when applicable.
Attach the required proof. Follow the identification, residence, age, disability or veteran instructions printed on the current form.
Submit the complete packet. Mail to Frio County Appraisal District, P.O. Box 1129, Pearsall, TX 78061-1129, or confirm another accepted method.
Keep proof of filing. Save the application, attachments and delivery evidence.
Verify the updated property record. Confirm the exemption appears for the correct property and tax year.
Electronic-notice option: Frio CAD provides information about requesting certain appraisal and exemption notices by email. A valid request may replace mailed delivery for covered notices.

Agricultural and Wildlife Appraisal in Frio County

Frio CAD provides a 1-d-1 open-space agricultural application, wildlife-management guidelines, wildlife management plans and annual wildlife-report forms.

Qualification Area What Must Be Demonstrated Useful Evidence
Principal agricultural use Agriculture is the property’s primary qualifying use. Livestock, grazing, crop, hay, production and sales records.
Degree of intensity The operation meets locally typical intensity. Stocking, water, feed, fencing, equipment and management records.
Use history The tract satisfies the statutory qualifying-use history. Prior filings, leases, receipts, photographs and operator statements.
Leased operation A tenant actively conducts the qualifying use. Signed lease, operator contact and activity records.
Wildlife management The land satisfies prerequisite appraisal and wildlife-practice requirements. Management plan, annual report, maps, receipts and photographs.
Homesite separation Residential acreage is separated from qualifying productive land. Survey, aerial map and acreage breakdown.
  • Current 1-d-1 application
  • Property ID for every tract
  • Legal description and acreage
  • Map showing the claimed land
  • Description of current use
  • Qualifying-use history
  • Livestock, crop or grazing records
  • Lease when another person operates the land
  • Receipts and dated photographs
  • Wildlife plan and annual report when applicable
Wildlife acreage rule: Frio CAD’s current wildlife-management guidelines should be reviewed before relying on a general Texas summary. Local minimum-acreage and tract rules can affect qualification.
Change-of-use warning: A nonagricultural change can create rollback-tax consequences. Ask Frio CAD before developing, subdividing or changing the land’s qualifying use.

Business Property, Minerals and Manufactured Homes

Business personal property Machinery, equipment, furniture, computers, tools, vehicles, inventory and supplies may require a rendition.
Mineral interests Search the mineral property type, owner, operator or lease information. Mineral ownership may differ from the surface estate.
Manufactured homes Search the home and land separately when ownership, account numbers or situs details do not match.

Business Rendition Preparation

  • Business legal and trade names
  • Frio CAD account number
  • Physical business location
  • Asset descriptions
  • Original acquisition cost
  • Year acquired
  • Disposed or retired assets
  • Leased equipment
  • Inventory and supplies
  • Authorized signature
Normal rendition timing: Texas business-personal-property renditions are generally due April 15. A timely written extension can normally move the deadline to May 15.
2026 law change: Texas created a $125,000 exemption for qualifying income-producing tangible personal property. Ask Frio CAD whether a rendition or exemption filing is still required.

How to Prepare a Frio County CAD Protest

July 2026 timing: The normal spring protest period has generally passed for owners who received timely appraisal notices. The deadline printed on the individual Notice of Appraised Value controls.
Protest Issue Evidence That Helps Weak Argument to Avoid
Market value is too high Comparable sales, appraisal, repair estimates, photographs and condition records. Only saying the tax bill increased.
Unequal appraisal Comparable appraisal accounts adjusted for location, size, age, quality and condition. One unrelated lower-valued property.
Building information is wrong Measurements, plans, photographs and damage or demolition records. An unsupported verbal estimate.
Land or acreage is wrong Deed, survey, plat, access, terrain and land-use evidence. Relying only on an approximate GIS line.
Exemption was denied Application, identification, ownership and qualification documents. Assuming a seller’s exemption transferred.
Agricultural appraisal was denied Use history, leases, stocking, production, receipts, maps and photographs. Saying only that the property is rural.

Frio CAD Protest Micro-Steps

Read the appraisal notice. Record the property ID, proposed value, reason for change and exact deadline.
Save the live property record. Review land, improvements, exemptions, classification and prior-year values.
Identify each disputed issue. Separate value, unequal-appraisal, property-data, exemption and special-appraisal arguments.
State the result you believe is correct. Connect the requested value or classification to specific evidence.
Use an official filing route. Open Frio CAD Online Protest or download the current protest form.
Keep proof of filing. Save the portal confirmation, stamped copy or mailing evidence.
Check hearing information. Use Frio CAD’s View Protest Hearings resource when a schedule is available.
Prepare a one-page hearing summary. List the requested result, strongest reasons and exhibit numbers.
“I am reviewing Frio CAD property ID ______ for tax year 2026. My notice shows a deadline of ______. Please confirm the filing method, evidence procedure and hearing status.”

What to Do After the Regular Protest Deadline

Ownership or clerical error Ask whether the account qualifies for an appraisal-roll correction.
Required notice was not received Explain when the notice was discovered and which mailing address Frio CAD used.
Large appraisal error A limited statutory correction may apply when specific thresholds and conditions are met.
Late exemption Some homestead, age-65, disability and veteran situations have special late-filing rules.
Incorrect property description Provide the deed, survey, measurements, photographs or duplicate-account evidence.
Taxes remain unpaid Contact the Tax Office separately because an appraisal inquiry does not automatically stop collection.
Act quickly: Give Frio CAD the property ID, tax year, notice history, exact error and payment status. Late remedies are limited and fact-specific.

How to Search and Pay Frio County Property Taxes

Open the official Frio County Tax Office portal. Go to Frio County Tax Office.
Search the tax account. Use the property ID, owner, address or other available criteria.
Match the exact property. Confirm owner, property ID, address, legal description and property type.
Review every unpaid tax year. Check current and prior-year balances, penalties, interest and collection charges.
Select the intended property and year. Do not add an account to the payment cart based only on an owner-name match.
Choose credit card or electronic payment. Review the live checkout terms, amount and any processor charge before continuing.
Save the payment confirmation. Keep the account, tax year, payment date, amount and transaction number.
Allow processing time. The official payment page states that payments can take three to five days to process or display.
Verify that the payment posts. Reopen the tax account and contact the Tax Office when the balance does not update as expected.
Tax Assessor-Collector Anna L. Alaniz
Pearsall office 500 E. San Antonio Street, Box 20
Pearsall, TX 78061
Main phone 830-505-2994
Pearsall hours Monday–Friday
8:00 a.m.–5:00 p.m.
Dilley office phone 830-326-3253
Dilley hours Monday–Friday
8:00 a.m.–4:30 p.m.
No tax payments after 4:00 p.m.
Standard Texas deadline: Property taxes are generally due by January 31 and become delinquent February 1 unless a postponed date or installment rule applies.
Failure-to-receive warning: Not receiving a statement generally does not cancel the tax, penalty or interest. Keep the mailing address current with both Frio CAD and the Tax Office.
“I need the complete payoff for Frio County tax account ______ through ______. Please confirm every unpaid year, penalty, interest, collection charge and accepted payment method.”

Frio CAD vs Tax Office vs County Clerk

Your Task Correct Starting Office Reason
Search owner or appraisal value Frio County Appraisal District Frio CAD maintains appraisal records and values.
Correct property characteristics Frio County Appraisal District The district maintains land and improvement data.
Apply for exemption or agricultural appraisal Frio County Appraisal District The chief appraiser determines qualification.
Protest an appraisal or denial Frio CAD / Appraisal Review Board The ARB hears qualifying appraisal disputes.
Pay taxes or obtain a receipt Frio County Tax Assessor-Collector The Tax Office bills and collects property taxes.
Find a deed, lien or oil-and-gas record Frio County Clerk The Clerk records official property instruments.
Confirm a legal boundary Licensed surveyor CAD parcel lines are not legal surveys.
Complete title research Title company or attorney One appraisal or deed record does not reveal every title issue.

How to Research Frio County Deeds, Liens and Property Records

The Frio County Clerk maintains deed and land records. The Clerk states that staff do not handle record-search requests by phone or fax and do not perform lien searches.

Save the appraisal information. Copy the owner, legal description, property ID, subdivision, abstract, lot and block.
Open the official County Clerk page. Go to the Frio County Clerk’s Office.
Use the online record-search link shown by the Clerk. The county provides instructions for its public online record system.
Search all name variations. Search the owner as grantor and grantee, including initials, former names, estates, trusts and companies.
Match the legal description. Do not rely only on an owner-name match.
Review the actual document image. Check easements, liens, mineral reservations, exceptions, signatures and recording details.
Perform extensive searches yourself or hire help. The Clerk states that extensive searches must be completed by the customer or a real-estate title company.
Research liens directly. The office does not perform lien searches. Search in person, online or through a title professional.
County Clerk Aaron Tomas Ibarra
Office address 500 E. San Antonio Street, Box 6
Pearsall, TX 78061
Phone 830-505-2987
Office hours Monday–Friday
8:00 a.m.–5:00 p.m.
Lunch 12:00 p.m.–1:00 p.m.
Search limitation No record searches by phone or fax; no lien searches performed by staff.
Title warning: Finding one deed does not prove that no mortgage, lien, easement, mineral reservation, probate issue or later filing affects the property.

Frio County Buyer and New-Owner Checklist

Appraisal record
  • Property and geographic IDs
  • Owner and mailing address
  • Legal description
  • Acreage and land class
  • Building details
  • Every related account
Taxes and exemptions
  • Current tax balance
  • Prior-year taxes
  • Penalty and interest
  • Homestead status
  • Agricultural appraisal
  • Deferral or installment status
Title and land research
  • Latest recorded deed
  • Liens and releases
  • Mineral reservations
  • Easements and restrictions
  • Survey and legal access
  • Water, well and septic information
Purchase-year warning: Do not estimate your future bill only from the seller’s taxes. The seller may have a homestead cap, tax ceiling, veteran exemption or agricultural appraisal that will not transfer automatically.

Practical Frio County Property Scenarios

Pearsall home Check building size, condition, homestead status, city tax, school district and new improvements.
Dilley property Confirm city limits, Dilley ISD, tax-office service location and every related property account.
Ranch or grazing land Match every tract, homesite acres, grazing use, water, fencing, lease records and access.
Wildlife-management property Keep management plans, annual reports, activity logs, receipts, maps and dated photographs.
Mineral interest Search surface and mineral accounts separately and verify fractional ownership through recorded documents.
Inherited family property Compare the CAD owner with probate and deed records. A mailing-address change does not transfer title.

Frio County Property Office Contacts

Values, exemptions, maps and protests Frio County Appraisal District 815 S. Oak Street
Pearsall, TX 78061

Mailing:
P.O. Box 1129
Pearsall, TX 78061-1129

Phone: 830-334-4163
Fax: 830-334-5568
Email: friocad@yahoo.com

Chief Appraiser:
Edward Garza, RPA, CCA
Tax bills, payments and receipts Frio County Tax Assessor-Collector 500 E. San Antonio Street, Box 20
Pearsall, TX 78061

Phone: 830-505-2994
Fax: 830-505-7288
Email: friotac@friocounty.org

Tax Assessor-Collector:
Anna L. Alaniz
Deeds, liens and recorded records Frio County Clerk 500 E. San Antonio Street, Box 6
Pearsall, TX 78061

Phone: 830-505-2987

Monday–Friday:
8:00 a.m.–5:00 p.m.
Lunch: 12:00 p.m.–1:00 p.m.

County Clerk:
Aaron Tomas Ibarra
Before visiting: Call the responsible office to confirm holiday closures, current lobby hours, required identification, accepted filing methods and payment types.

Frio County Appraisal District Office Map

Use this map for directions to Frio CAD at 815 S. Oak Street in Pearsall.

Official Frio County Property Resources

Frio CAD Property Search Search by owner, owner ID, property ID, address and detailed criteria. The search is integrated into the official homepage. Interactive Map Review general parcel locations and adjoining appraisal accounts. Do not treat map lines as legal boundaries. Frio CAD Forms Homestead, agricultural, wildlife, rendition and protest forms. Download the current form before filing. Online Protest Start the official electronic appraisal-protest process. The deadline on the appraisal notice controls. Data, Reports and ARB Materials Review 2026 hearing procedures, appraisal records and district documents. Use current-year material for 2026 decisions. Tax Search and Payment Search tax accounts and use available electronic-payment options. Verify every property and tax year before checkout. Tax Assessor-Collector Official office contacts, Pearsall and Dilley hours and payment information. The Dilley office does not accept tax payments after 4:00 p.m. Frio County Clerk Deed and land-record information, office contacts and search limitations. The office does not perform lien searches. Texas Exemption Guidance Current homestead, age-65, disability and veteran information. Local applications are filed with Frio CAD. Texas Protest Guidance Filing deadlines, hearing preparation and appeal options. The local notice deadline controls. Texas Property-Tax Forms Current state model forms and instructions. Confirm local submission instructions with Frio CAD. Texas Comptroller Frio Directory Verify appraisal, collection and taxing-unit contacts. Useful when office responsibilities are unclear.

More Texas County CAD Help

County-CAD.org Home Find more county property-search, appraisal, exemption, protest and payment guides.
Use live official records Return to the responsible official portal whenever you need a current owner, value, balance, deadline, map or filing status.

Frio County CAD Property Search FAQs

1. What is the official Frio County CAD website?

The official Frio County Appraisal District website is FrioCAD.org. Its property-search form is integrated into the official website.

2. Where is Frio County Appraisal District located?

Frio CAD is located at 815 S. Oak Street, Pearsall, Texas 78061. Its mailing address is P.O. Box 1129, Pearsall, Texas 78061-1129.

3. What is the Frio CAD phone number?

The main Frio County Appraisal District telephone number is 830-334-4163. Its general email address is friocad@yahoo.com.

4. Who is the Frio CAD Chief Appraiser?

The official Frio CAD contact page lists Edward Garza, RPA, CCA as Chief Appraiser.

5. How do I search Frio County property records?

Use Basic Search, By Owner, By Property, All Criteria or Advanced Search. Enter an owner name, owner ID, property ID, address, geographic ID, legal description, abstract or subdivision.

6. What is the normal Frio CAD protest deadline?

The usual Texas deadline is May 15 or 30 days after the appraisal notice was delivered, whichever is later. The exact deadline printed on the individual notice controls.

7. What are the 2026 Texas school homestead exemptions?

Texas school districts provide a mandatory $140,000 general residence-homestead exemption. Qualifying owners age 65 or older or disabled receive an additional mandatory $60,000 school exemption.

8. Where do I pay Frio County property taxes?

Use the Frio County Tax Assessor-Collector’s official website at FrioCountyTax.org, or contact the Pearsall or Dilley tax office for current payment instructions.

9. Is the Frio CAD map legal proof of a property boundary?

No. The map is an appraisal-research tool. Use recorded documents, title research and a licensed surveyor for legal ownership, access and boundary questions.

10. How do I search Frio County deeds and liens?

Use the online record link provided by the Frio County Clerk or research records in person. The Clerk states that staff do not perform searches by phone or fax and do not perform lien searches.

Independent Guide Disclaimer

County-CAD.org is an independent informational guide. It is not affiliated with Frio County Appraisal District, the Frio County Appraisal Review Board, Frio County Tax Assessor-Collector, Frio County Clerk, any taxing unit or the State of Texas.

Property values, exemptions, deadlines, office personnel, office hours, payment charges, balances, forms and online systems can change. Confirm time-sensitive information with the responsible official office before filing, paying, mailing documents, purchasing property or taking legal action.

Last editorial verification: July 25, 2026.

Slug: frio-county-cad

Leave a Comment