The property tax figure on a Sharyland Plantation listing shows what the current owner paid. It includes that owner's homestead exemption, the 10% cap on their appraised value and, if they qualify, an age-65 or disability ceiling. None of those transfer with the deed. The Texas Comptroller says the homestead cap only starts on January 1 of the tax year after an owner qualifies, and it ends when that owner stops qualifying. A buyer starts their own clock.
Last month's rate votes make the point clearly. Between September 21 and 23, 2026, every major taxing unit on a Mission-side Sharyland Plantation home adopted its tax year 2026 rate. Added together, the rates are almost exactly where they were last year. Taxes still won't stay flat for any particular house, because the bill depends far more on exemptions and taxable value than on the rate.
Mission Raised Its Rate to Hold Revenue Flat
City of Mission records cover several Sharyland Plantation phases. They include a land-use item for Lot 30 in Sharyland Plantation Village Los Milagros Phase 1, a plat approval for Sharyland Plantation Village Granada Phase II, and a lot at 2803 Grand Canal Drive in Sharyland Plantation Monte Real Phase II. For homes like these, the city's rate is one layer of the bill.
On September 22, 2026, Mission's council unanimously adopted a rate of $0.5653 per $100 of valuation for the fiscal year that began October 1. That's up from $0.5580. It breaks down into $0.4947 for maintenance and operations and $0.0706 for debt service. The adopting ordinance is public.
The new rate is higher, yet it's Mission's no-new-revenue rate, meaning the rate that brings in the same total levy as last year. The reason is in the city's taxable base. Co-Interim City Manager Andy Garcia told MyRGV that exemptions in Mission grew from $819 million to about $973 million, roughly 18.7%. Freeze adjustments, the value held under tax ceilings, grew about 11.5%. When more value is exempt or frozen, a slightly higher rate on the remaining taxable value is needed to raise the same amount.
"It's just the tax rate that is necessary to generate the same amount of revenue that you had last year. But if values drop, well then the rate is gonna come up, and as values increase, the rate is gonna go down since it's a function of that levy." Andy Garcia, Mission Co-Interim City Manager, September 2026
That growth in exempt and frozen value also explains why a new buyer in Mission can pay more than the neighbor next door. Much of the city's value now sits under exemptions and ceilings tied to specific owners. A buyer who doesn't yet qualify for those protections pays the full rate on more of their home's value.
The Drainage District Kept Its Rate and Still Sent a Bigger Bill
Hidalgo County Drainage District No. 1 kept its rate at $0.1123 per $100 for 2026, and its board set that rate on September 22, 2026. The district's own 2026 hearing notice shows how a flat rate still produced a higher bill on the average homestead.
| Average residence homestead | Last year | This year |
|---|---|---|
| Tax rate per $100 | $0.1123 | $0.1123 |
| Appraised value | $208,623 | $209,296 |
| General homestead exemption | $30,752 | $23,466 |
| Taxable value | $177,871 | $185,830 |
| Tax owed | $199.75 | $208.69 |
The appraised value on the average homestead rose by $673. The bill rose $8.94, or 4.48%, mainly because the exemption shrank by more than $7,000 and taxable value went up. Mission's rate went up while its revenue held flat. The drainage district's rate held flat while the average bill went up. Both results come from exemptions and taxable value, not the rate.
The 2026 Stack Barely Moved
Here are the units that commonly appear on a Mission-side Sharyland Plantation tax bill, with the rates each adopted for tax year 2026. Figures are per $100 of taxable value.
| Taxing unit | Tax year 2025 | Tax year 2026 | Adopted |
|---|---|---|---|
| City of Mission | $0.5580 | $0.5653 | Sept. 22, 2026 |
| Hidalgo County | $0.5750 | $0.5691 | Sept. 22, 2026 |
| Hidalgo County Drainage District No. 1 | $0.1123 | $0.1123 | Sept. 22, 2026 |
| Sharyland ISD | $0.9575 | $0.9575 | Sept. 21, 2026 |
| South Texas College | $0.1620 | $0.1620 | Sept. 23, 2026 |
| Combined | $2.3648 | $2.3662 |
The county's lower rate, reported by KRGV as $0.5194 for operations and $0.0497 for debt, nearly cancels out Mission's increase. County staff described $0.5691 as the no-new-revenue rate, adding no revenue from existing property apart from new construction. South Texas College kept its total at $0.1620, split into $0.1400 for operations and $0.0220 for debt service. Taken together, the combined rate rose by $0.0014 per $100. On $350,000 of taxable value, that's about $4.90 a year.
Sharyland ISD is the largest single line, and it's where a buyer's own homestead exemption matters most. As of 2026, the Texas Comptroller lists the school district homestead exemption at $140,000. Voters approved that amount on November 4, 2025. Owners who are 65 or older or have a qualifying disability get an additional $60,000.
Here's a simple example. On a home appraised at $350,000, Sharyland ISD's rate comes to $3,351.25 with no exemption. With the $140,000 exemption, the school district taxes $210,000, and that line drops to $2,010.75. That's $1,340.50 less, from one form, on one line of the bill. The full five-unit stack on $350,000 is about $8,281.70 before any city, county, college or drainage exemptions that may apply. This is arithmetic for illustration, not a bill estimate. One caution on the table: tax units are assigned parcel by parcel. The historical Sharyland area crossed into both Mission and McAllen, so check the specific property's record before relying on this stack.
What Ends at Closing
A seller's tax bill can include three protections a buyer doesn't get.
The first is the 10% homestead cap. It limits how much the appraised value can rise each year, but it belongs to the owner who qualified for it. It ends when that owner stops qualifying, and a new owner's cap starts only on January 1 of the tax year after they qualify. If a seller has owned a Sharyland Plantation home for years while values rose, their capped appraised value may be below market value. A buyer's appraisal is not limited that way.
The second is the age-65 or disability school tax ceiling, which the Comptroller describes as a locked-in ceiling. The Comptroller's ceiling transfer certificate names the specific owner who qualified. It lets that owner carry their percentage of taxes to a new qualified home, and it doesn't extend to a buyer who doesn't qualify.
The third is local. Mission's 2026 ordinance keeps a $10,000 exemption for owners who are 65 or older, another for owners with disabilities, and a tax freeze for both groups that the city established in 2005. If the seller qualifies, their city taxes may have been frozen for years. That frozen amount is part of the 11.5% growth in freeze adjustments that Garcia described, and it stays with the seller.
Filing So Your Own Clock Starts
The Hidalgo County Appraisal District handles homestead applications through its online portal. Its office is at 4405 S Professional Drive in Edinburg. The process works like this:
- File Form 50-114 with the appraisal district, not the Comptroller. The usual window runs January 1 through April 30 of the tax year you're applying for.
- Have your acquisition date and move-in date ready. You'll also need a driver's license or state ID showing the home's address, subject to the form's listed exceptions.
- You can apply in the year you buy. If you closed after January 1, whether you get the exemption for part of that year depends on whether the previous owner already received the same exemption for that year.
- Your 10% cap starts on January 1 of the tax year after you qualify. Until then, your appraised value follows the market.
This is general information about how the rules work, not tax advice. A tax professional can apply them to your specific situation.
Sharyland Plantation Tax Questions
Did Mission raise taxes for 2026? The rate went from $0.5580 to $0.5653, and the city adopted it as the no-new-revenue rate. That rate is set to bring in the same total levy as last year after accounting for changes in values and exemptions. Your own bill can still rise or fall depending on your home's taxable value.
Is every Sharyland Plantation home in Mission, Sharyland ISD and Drainage District No. 1? City records confirm Mission for the Los Milagros, Granada and Monte Real phases mentioned above. For any other address, check the taxing units listed on the parcel's appraisal district record.
When do the 2026 rates show up? They apply to tax year 2026. Mission's new rate took effect with the fiscal year that began October 1, 2026.
If you're looking at a Sharyland Plantation home and want to know what you'd actually pay, not what the seller paid, Isaiah Ramos can go through the parcel's taxing units with you, estimate the bill with your exemptions instead of the seller's, and put the Form 50-114 deadline on your closing timeline. Let's Connect.
