Historic Homes in San Antonio: What Homeowners Need to Know

Last updated: October 2026

San Antonio is fortunate to have some of the most beautiful historic neighborhoods and homes in Texas. But if you own an older home—or are considering buying one—it’s important to understand that there’s a difference between owning an old house and owning a designated historic property.

I’m a San Antonio REALTOR®, historic homeowner and real estate investor, and I’m working on my Historic House Specialist Certification through the City of San Antonio’s Office of Historic Preservation and the REALTOR® Academy. I have also personally completed the City’s historic tax certification and verification process for my own home.

Having gone through the process myself, I know it can initially seem complicated. My goal with this guide is to make it easier to understand what historic designation means, how to determine whether your property is designated, what you need to know before making improvements, and what tax incentives may be available if you substantially rehabilitate your historic property.

Is My San Antonio Home Historic?

One of the first distinctions homeowners should understand is the difference between a home that is historic and one that is historically designated.

Generally, a house may be considered historic when it is at least 50 years old and retains the character-defining features from the period when it was built. However, simply owning a home that’s more than 50 years old does not necessarily mean your property is officially designated historic.

A designated historic property has been formally recognized through a local historic designation. In San Antonio, properties with historic zoning designations such as H, HS, HE or HL are subject to review by the City’s Office of Historic Preservation (OHP).

This distinction matters because designated properties are subject to additional review requirements when making exterior changes—and they may also qualify for valuable historic preservation incentives.

How Do I Find Out if My Home Is Historically Designated?

The easiest place to start is the City of San Antonio’s Historic Preservation Explorer Map.

Search for your property address and select the parcel to view information about the property, including its historic designation status.

If you’re considering purchasing a historic home, I recommend checking the property’s designation early in the process so you understand what requirements may apply before planning future renovations.

What Does Historic Designation Mean for a Homeowner?

A common misconception is that historic designation means you cannot make changes to your home.

That’s not the case.

Historic designation doesn’t require you to restore your home to its original condition, and it doesn’t prevent you from improving or updating it. It does mean that proposed exterior work generally needs to be reviewed by the Office of Historic Preservation before work begins.

OHP reviews exterior modifications and repairs to designated historic properties. Depending on the project, this can include work involving:

• Windows and doors
• Exterior walls and siding
• Roofs
• Foundations
• Porches, decks and chimneys
• Additions
• New construction
• Fences and retaining walls
• Walkways and other site elements
• Signage
• Partial or complete demolition

Interior work generally does not fall under OHP’s design-review authority, although interior improvements may be important when applying for the substantial rehabilitation tax incentive discussed below.

Before beginning an exterior project, homeowners should review the City’s Historic Design Guidelines and determine whether a Certificate of Appropriateness is required.

What Is a Certificate of Appropriateness?

A Certificate of Appropriateness, commonly referred to as a COA, is the City’s approval for proposed work affecting a historic property.

This is important: obtain the required approval before starting the work.

Some relatively straightforward projects can be reviewed administratively by OHP staff. More significant projects may require review by the Historic and Design Review Commission (HDRC).

Projects requiring HDRC review can include larger alterations, additions, new construction, historic tax certifications and verifications, and certain demolition requests.

My recommendation is to contact OHP early in the planning process rather than waiting until you’re ready to begin construction. Understanding the requirements upfront can save considerable time and frustration later.

Historic Homes May Qualify for Property Tax Incentives

Now for one of the benefits many historic homeowners don’t know about.

The City of San Antonio offers a Substantial Rehabilitation Tax Incentive to encourage property owners to invest in and preserve designated historic properties.

Both residential and commercial properties may qualify, and eligible rehabilitation costs can include both interior and exterior work.

To qualify, the property must meet the City’s historic designation requirements and the rehabilitation project generally must cost at least 30% of the property’s current Improvement Homesite Value, as determined by the Bexar County Appraisal District (BCAD).

For example, if BCAD shows an Improvement Homesite Value of $200,000, a qualifying rehabilitation would generally need to include at least $60,000 in eligible project costs.

It is important to understand that this incentive applies specifically to the City of San Antonio portion of your property tax bill (Entity 21). It does not eliminate or freeze taxes assessed by other taxing entities such as Bexar County, a school district, or the San Antonio River Authority.

The City currently provides qualifying projects with two potential incentive structures:

• A 10-year freeze of the City property-tax assessment at the pre-rehabilitation level; or
• 0% City property tax for five years followed by 50% City property tax for the next five years.

Residential properties may choose either option. Commercial properties are eligible only for the second option: no City property tax for five years, followed by City property tax assessed at 50% of the post-rehabilitation value for the next five years.

Because every property and homeowner’s financial situation is different, I recommend reviewing the options with OHP and consulting an appropriate tax or financial professional before deciding which incentive is best for you.

How Do You Qualify?

Generally, the property must:

• Be a designated historic property or qualifying property within a local historic district;
• Receive the necessary approvals for the rehabilitation;
• Have qualifying rehabilitation costs totaling at least 30% of the property’s current BCAD Improvement Homesite Value;
• Obtain all required permits and Certificates of Appropriateness; and
• Complete the City’s Historic Tax Certification and Historic Tax Verification process.

The process essentially happens in two parts.

Part 1: Historic Tax Certification

Certification occurs during the beginning stages of the rehabilitation project so OHP can evaluate whether the proposed work qualifies.

While the City currently notes that certification can be submitted during the project—and in some circumstances certification and verification may be submitted together after work has been completed—I strongly recommend talking with OHP before beginning a major rehabilitation.

When I went through the process on my own historic home, getting organized early was extremely helpful.

Your application may include materials such as:

• Plans for proposed interior and exterior rehabilitation
• A written description of the work
• An itemized list of proposed improvements
• An estimated project schedule
• Estimated project costs
• Before photographs of the interior and exterior
• A photograph of the property from the street

The Historic and Design Review Commission reviews the Historic Tax Certification.

Then keep your documentation.

Save invoices, project costs, permits, approvals, photographs and other records throughout the rehabilitation. You’ll need documentation again when it’s time for verification.

Part 2: Historic Tax Verification

Once the rehabilitation is complete, the second step is Historic Tax Verification.

This demonstrates that the work was completed and that the project satisfied the requirements of the program.

Documentation may include:

• A description of the completed work
• An itemized list of interior and exterior improvements
• The completed project schedule
• Final project costs
• Before-and-after photographs
• A current photograph of the property from the street
• Closed permits or applicable final building inspection documentation
• Required Certificates of Appropriateness

The Historic Tax Verification also requires HDRC review and approval.

Once the project has been successfully verified, the City’s substantial rehabilitation tax incentive is applied beginning with the applicable subsequent tax year.

What I Learned Going Through the Process Myself

As both a REALTOR® and historic homeowner, I’ve learned that owning a historic property is different from simply owning an older home.

There are additional steps to consider when making changes, but there are also meaningful benefits available to homeowners who preserve and invest in these properties.

The biggest piece of advice I would give another historic homeowner is don’t wait until construction begins to learn about the process.

Before replacing windows, changing exterior materials, building an addition, replacing architectural features or beginning a major renovation, find out whether your property is designated and talk with OHP about what approvals may be required.

And if you’re planning a significant rehabilitation, investigate the tax incentive before the project begins. Understanding the program early gives you an opportunity to plan your project, approvals and documentation appropriately.

Buying or Selling a Historic Home in San Antonio?

Historic homes are one of the things that make San Antonio’s established neighborhoods so special, but they also come with considerations that buyers and sellers may not encounter with newer construction.

For buyers, it is worth knowing that the Substantial Rehabilitation Tax Incentive stays with the property when it is sold. A historic home that has already been certified and verified may carry its remaining years of City tax savings over to the new owner, so it is worth asking about when you are evaluating a property.

The City also offers a separate benefit for homeowners in newly designated local historic districts: owner-occupied homes in the district at the time of designation receive a 20% exemption on City property taxes for 10 years. That exemption can be extended for an additional five years, for 15 years total, for owners who remain in the same home for the entire period.

As a San Antonio REALTOR® and historic homeowner who is working on my Historic House Specialist Certification, I’ve experienced the preservation process from both sides—as a real estate professional advising clients and as a homeowner navigating the process myself.

If you’re considering buying or selling a historic property in San Antonio, I’m happy to help you understand the property’s designation, identify resources and ask the right questions before making a decision.

This guide is intended for general educational purposes and should not be considered legal, tax, architectural or financial advice. Historic preservation requirements and incentive programs may change. Property owners should confirm current requirements with the City of San Antonio Office of Historic Preservation and consult appropriate professional advisors for their individual circumstances.