Frio County Appraisal District -Frio CAD And Tax Guide 2026

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Frio County, Texas · Property search, appraisal, exemptions, protests, taxes, ranch land and deeds

Route a Frio County Property From Search Result to the Correct Appraisal, Tax and Recorded-Document Office

Begin with Frio County Appraisal District when you need a property ID, parcel ID, appraisal owner, legal description, acreage, market value, exemption, agricultural classification, map or protest record.

Property-tax collection is more complicated. Frio CAD transferred Pearsall ISD, Dilley ISD and City of Dilley collections to the Frio County Tax Assessor-Collector in 2021, while the CAD still refers to collection services for participating units. Verify every taxing unit before paying.

Search official Frio CAD records Search the official tax portal Find the correct collector
Property or parcel ID Owner ID Owner last name Street name Geographic ID Abstract or subdivision Lease name or number
FRIO RIVER PARCEL RELAY VERIFYING ACCOUNT
SEARCH → MATCH → VERIFY → PAY OR FILE
Do not assume that one Frio County office collects every taxing unit. Frio CAD’s official notice says it stopped accepting Pearsall ISD, Dilley ISD and City of Dilley tax payments on September 20, 2021. Those payments, escrow payments and tax certificates moved to the County Tax Assessor-Collector.
Other collection assignments still require verification. Search the live tax account and confirm the collector for every county, city, school, hospital, emergency-services and groundwater line before sending money.
Official CAD office

815 S. Oak Street, Pearsall, Texas 78061.

CAD contact

830-334-4163 · friocad@yahoo.com.

Chief appraiser

Edward Garza, RPA, CCA.

Tax office

500 E. San Antonio Street, Pearsall · 830-505-2994.

Official review

Local portals, contacts and 2026 records reviewed July 2026.

Start with the task

What do you need from the Frio County property record?

FIND A PROPERTY Search the appraisal account

Use property ID, owner ID, owner name, address, legal description, abstract or lease information.

Follow the search workflow
CHECK A VALUE Review land and improvements

Separate market value, appraised value, exemptions, agricultural value and taxable value.

Understand the value fields
PAY PROPERTY TAX Verify the collector first

Check the tax year, taxing units, base tax due, payoff, processing charge and receipt.

Use the collector router
PROTEST OR CORRECT Save the complete account

Identify whether the issue involves value, equality, acreage, condition, ownership or classification.

Prepare a focused protest
CHECK A DEED Use County Clerk records

Recorded deeds, liens and releases—not the appraisal owner field alone—control document history.

Search official land records
RANCH OR MINERAL PROPERTY Check separate account types

Surface land, agricultural valuation, improvements, business assets and mineral interests may appear separately.

Review local scenarios

Go directly to the Frio County property task

Confirm the parcel first. Continue to values, exemptions, protests, tax collection or recorded documents only after opening the correct account.

Existing article image preserved

Use the Frio CAD screenshot to choose the right search tab

The existing article’s official Frio CAD property-search screenshot is preserved below. Use it to recognise the live interface, then reopen the portal before relying on values, ownership or tax status.

Frio County Appraisal District property-search page showing the main search field and Basic Search, By Owner, By Property, All Criteria and Advanced Search options
1. Basic Search Enter an owner name, owner ID, property ID or address for the first search.
2. By Owner Search owner ID, owner name, care-of name or mailing-address details.
3. By Property Search property ID, GEO ID, address, legal description, abstract, subdivision or lease.
4. All Criteria Combine owner and property information when one field produces too many matches.
5. Advanced Search Filter by field, category, acreage or value when building a comparison set.
6. Main search field Enter one strong identifier first. A long query can hide the correct result.
The screenshot is not a live account. Reopen Frio CAD and verify the current year, property type, value, exemption, protest and ownership fields.
Detailed search help

Choose the Frio CAD filter that matches the property

Official search fields and their most useful applications
Search field Use it when Verify after opening the result
Owner name You know a homeowner, ranch owner, estate, trust, business or mineral owner. Name order, property type and legal description.
Owner ID You have an owner identifier from a prior account or notice. Every parcel and interest connected to the owner.
Property ID or parcel ID You have an appraisal notice, tax statement or saved account. Tax year, owner and property type.
Geographic ID You are matching the parcel with a map, subdivision, abstract or survey. Recorded deed and surveyed boundaries.
Street or city You know the physical location of an improved property. Street suffix, direction, number and situs city.
Legal description The property is rural, inherited or not indexed by a dependable address. Section, block, survey, tract, lot and acreage.
Abstract You are researching rural land or an older survey-based tract. Abstract number, survey name and adjoining parcels.
Subdivision You know the addition, phase, lot or block. Subdivision spelling, lot, block and parcel ID.
Lease name or number You are researching a mineral, pipeline or producing-property account. Owner, legal description and mineral account type.
Protest status or agent You are reviewing an existing protest or authorised-agent account. Tax year, protest property and written hearing notice.
Category or acreage You are building residential, agricultural, mobile-home, commercial or mineral comparisons. Location, use, class, improvements and special appraisal.
Value range You need a broad comparison group. That comparison properties are genuinely similar.
Property-account decoder

Understand what each Frio CAD field proves—and what it does not

Use the appraisal account as a route to the controlling record
Field What it identifies What it does not prove Next action
Parcel or Property ID The appraisal account in Frio CAD’s database. That every tax or Clerk system uses the same identifier. Save it for appraisal, protest and tax searches.
Owner shown The owner carried for appraisal administration. Complete legal or mineral title. Search County Clerk documents.
Situs address The physical location carried in the account. Mailing address, legal access or complete legal description. Compare the deed, map and survey.
Legal description A lot, block, subdivision, abstract, survey or tract reference. A complete deed-ready legal description. Open the recorded deed or plat.
Acreage Acreage maintained for appraisal purposes. Surveyed or legally guaranteed acreage. Use a professional survey for legal decisions.
Category code The district’s property classification, such as residential, agricultural, mobile-home or commercial. That the classification and use are correct. Document the actual use and property characteristics.
Market value Frio CAD’s opinion of market value as of January 1. A guaranteed sale price or final tax bill. Compare sales, condition and equal-appraisal evidence.
Appraised value Value after an applicable appraisal limitation. The value after every exemption. Review taxable value for each unit.
Exemptions Benefits applied to the appraisal account. That each taxing unit grants the same amount. Check every taxable-value line.
Base tax due Tax information displayed with the selected account or search result. A current payoff including every penalty, fee or later payment. Confirm through the responsible collecting office.
Mineral account A mineral, utility or industrial interest maintained for appraisal. Complete mineral ownership or royalty calculations. Review recorded instruments and professional title evidence.
Interactive map

Use the Frio CAD map without treating its lines or acreage as a survey

Open the property account first Save the property ID, geographic ID, legal description and acreage.
Open the official CAD map route Open Frio CAD Interactive Map
Locate the parcel with a strong identifier Use the property ID, GEO ID, owner, address or legal-description details where supported.
Compare adjoining appraisal parcels Review roads, tract shape, surrounding ownership, subdivisions and approximate acreage.
Return to the property record Confirm that the map selection matches the parcel and geographic IDs.
Use legal records for legal decisions Obtain the recorded deed, title evidence, easement documents and professional survey.
Frio CAD’s own property disclaimer matters. Legal descriptions and acreage are provided for appraisal research and should be independently verified before use in a deed, boundary decision or legal document.
Value explanation

Separate market value, appraised value and taxable value

STEP 1 Market value

Frio CAD’s opinion of what the property was worth under normal market conditions on January 1.

STEP 2 Appraised value

The value after an applicable homestead or non-homestead appraisal limitation.

STEP 3 Taxable value

The value remaining after exemptions or special appraisal. It can differ by taxing unit.

Do not estimate the final bill from market value alone. The amount depends on each taxing unit’s taxable value, adopted rate, exemptions, ceilings, penalties, collection status and prior payments.
New-buyer warning: the seller’s homestead exemption, appraisal cap and age-65 or disability tax ceiling do not automatically transfer to the purchaser.
Taxing-unit check

Verify school, city, county and special-district boundaries on the actual account

The Texas Comptroller lists several school districts whose territory reaches Frio County, including Charlotte, Dilley, Pearsall, Devine and Hondo ISDs. The mailing city does not identify every taxing unit.

County and lateral road

The tax portal displays separate Frio County and lateral-road rate lines.

School districts

Possible districts include Pearsall, Dilley, Charlotte, Devine and Hondo depending on location.

Cities

City of Pearsall or City of Dilley taxes apply only when the parcel is inside the relevant boundary.

Groundwater district

Evergreen Underground Water Conservation District can appear as a separate unit.

Hospital district

Frio Hospital District can have its own taxable value and rate.

Emergency-services district

Frio County ESD can appear separately from county and city taxes.

Cross-county school warning: a Frio County parcel can be taxed by a school district headquartered in Atascosa or Medina County. Use the live entity list instead of the mailing address.
Verify active taxing units Open Frio County Tax Notices
Search troubleshooting

Fix common Frio CAD search problems before calling

Change one search element at a time
Problem Likely reason Practical fix
Owner name returns nothing Different name order, initials, spouse, trust, estate, company or former owner. Search only the surname, then try owner ID or property ID.
Too many owner matches The owner has several real, mineral, mobile-home or business accounts. Add property type, street, GEO ID, abstract, subdivision or lease.
Complete address fails Different suffix, direction, unit, rural route or situs format. Search only the street name, then add the number.
Ranch tract has no address The property may be indexed through abstract, survey, legal description or GEO ID. Use By Property, Advanced Search and the interactive map.
Recently purchased property shows seller The recorded deed may still be processing into the CAD system. Confirm recording with the County Clerk and save the instrument information.
Inherited property is difficult to locate The account may remain under the deceased owner, estate, trust or another heir. Search every likely owner variation and review probate and deed records.
Mineral account is missing The interest may use a lease name, lease number, operator, trust or another owner. Select Mineral Property and search all owner and lease variations.
Manufactured home is missing The home may be assessed separately from the land. Search the home owner and land owner separately and review category codes.
Tax balance differs between sites The appraisal and collection databases serve different functions or update on different schedules. Use the responsible collector’s live account and request a dated payoff.
Online protest access fails The property PIN, registration or account connection is incomplete. Request a PIN and use another accepted filing method when the deadline is close.
Prepared call script
I am researching Frio CAD property or parcel ID [number] for tax year [year]. The account currently shows [owner, value, exemption, acreage, classification or tax information]. I need help with [exact issue]. Which form, department or collecting office controls this request?
Frio County scenarios

Local search tips for Pearsall, Dilley, Moore, Bigfoot, ranch land and minerals

Pearsall residence

Check city, school, county, lateral-road, hospital, ESD and groundwater taxable values separately.

Dilley residence or business

Verify City of Dilley and Dilley ISD taxes through the County Tax Office collection route.

Moore property

Use owner, property ID, legal description and school-district boundaries when city-style address search is weak.

Bigfoot or northern Frio acreage

Confirm Charlotte, Devine or another school district and check the correct county boundaries.

Farm or ranch land

Review qualifying acreage, agricultural use history, stocking, water, fencing, access and improvements.

Oil, gas or mineral interest

Search the mineral owner, lease name, lease number and legal description separately from the surface tract.

Pipeline or utility property

Confirm the account type, operator, appraisal agent and specialised valuation records.

Manufactured home

Determine whether the home and land are assessed together or through separate real and personal-property accounts.

Business personal property

Search the legal business, owner and DBA separately from the building and land.

Frio CAD states that mineral, utility and industrial accounts are appraised for the district by Pritchard & Abbott, while real estate and personal property are appraised locally.
Office routing

Send each Frio County property question to the office that controls it

Appraisal, tax collection and recorded-property records are separate
Your question Correct starting point What to prepare
What is the appraised value? Frio County Appraisal District Property ID, tax year and disputed value field.
Why is an exemption missing? Frio County Appraisal District Application, identification, qualification date and filing proof.
Does land qualify for agricultural appraisal? Frio County Appraisal District Use history, acreage, leases, stocking, production, maps and photographs.
How do I protest the value? Frio CAD and the Appraisal Review Board process Notice, deadline, PIN, requested value and evidence.
How much tax is due? Collector shown for the taxing unit Property ID, tax year, entity list and proposed payment date.
Who collects Pearsall ISD, Dilley ISD or City of Dilley taxes? Frio County Tax Assessor-Collector Tax account, year, receipt history and current payoff request.
Who legally owns the property? Frio County Clerk or title professional Grantor, grantee, date range, instrument number and legal description.
Where can I find a deed, lien or plat? Frio County Clerk Names, document type, recording date and legal description.
Who sets the tax rate? Each local taxing unit The complete taxing-unit list from the property account.
Who handles vehicle title and registration? Frio County Tax Assessor-Collector Title, registration, insurance and identification.
Record corrections

Correct the source of inaccurate Frio County property information

Incorrect appraisal owner Confirm the recorded deed, probate order or ownership document and provide the recording information requested by Frio CAD.
Incorrect mailing address Use Frio CAD’s current Change of Address Form and preserve a copy of the submission.
Incorrect acreage or legal description Compare the appraisal account with the deed, plat and professional survey.
Incorrect building size or condition Prepare measurements, dated photographs, plans, repair estimates and condition evidence.
Incorrect agricultural classification Prepare use history, stocking, production, leases, maps and management records.
Incorrect manufactured-home record Gather the statement of ownership, label or serial details and land-account information.
Incorrect mineral account Gather mineral deeds, assignments, leases, division orders and legal-description records.
Incorrect tax payment Contact the collecting office with the receipt, property account, amount and tax year.
A correction and a protest are different. A correction addresses inaccurate record information. A protest challenges value, unequal appraisal, an exemption decision, classification or another appraisal-district action.
Open Frio CAD correction and exemption forms
Exemption action center

Verify Frio County exemptions before estimating the tax bill

An exemption can reduce taxable value without changing market value. Review the exemption and taxable value for every taxing unit connected to the property.

Residence homestead

Confirm ownership, principal-residence use, identification and the exemption shown on the account.

Age 65 or older

Review the additional school exemption, tax ceiling, instalment options and possible deferral.

Disabled person

Prepare Social Security disability evidence and check the additional exemption and tax ceiling.

Disabled veteran

Use the correct veteran category and attach required Department of Veterans Affairs documentation.

Inherited homestead

Prepare occupancy, ownership, heirship, death-certificate and utility documentation.

Other exemptions

Use current official forms for charitable, religious, cemetery, solar and other qualifying property.

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

What to prepare before filing

Property or parcel ID
Owner name exactly as recorded
Property and mailing addresses
Texas driver licence or approved identification
Purchase and occupancy dates
Age, disability or VA documentation
Deed, heirship or ownership evidence
Submission confirmation or mailing proof
Search the property account Confirm the owner, property ID and current exemption status.
Open the official forms page Frio CAD lists residence-homestead and heirship forms in English and Spanish. Open Frio CAD Forms
Use the current form version When a local form year appears old, verify the current Texas Comptroller form before filing. Open current Form 50-114
Attach the required identification Frio CAD states that homestead applications must include a driver licence copy or other information required by law.
Submit to Frio CAD The official mailing address is P.O. Box 1129, Pearsall, Texas 78061-1129.
Keep proof and recheck Preserve the application and delivery evidence, then verify the exemption and taxable values later.
Missed the normal date? Some residence-homestead, age, disability and veteran exemptions have late-filing provisions. Contact Frio CAD with the tax year and qualification date.
Agricultural and wildlife appraisal

Prepare land-use evidence instead of relying on acreage alone

Rural ownership does not automatically qualify land for agricultural appraisal. Qualification generally depends on principal use, prior-use history and the degree of intensity accepted in the area.
Frio CAD’s Data and Records page publishes a 2026 Farm and Ranch notice, productivity-appraisal guidance, agricultural policy and wildlife-management materials.
Cattle or grazing land

Keep stocking, fencing, water, veterinary, sale, lease and management records.

Crop or hay production

Preserve planting, input, harvest, sale, equipment and production evidence.

Hunting or recreational acreage

Recreational use alone does not establish agricultural qualification. Document the qualifying agricultural activity.

Wildlife management

Confirm prior open-space qualification and preserve the management plan, activities, maps and annual report.

Leased ranch land

Keep signed leases and evidence showing who performs the qualifying use and at what intensity.

Change of use

Ask about additional-tax consequences before development, subdivision or conversion to nonagricultural use.

Agricultural application checklist

Current 1-d-1 application
Property ID, map and acreage
Required prior-use history
Stocking, crop or production records
Leases and management agreements
Dated photographs and land maps
Receipts, sales and expense records
Proof of timely filing
Normal application deadline: most agricultural and wildlife applications are due April 30. Confirm the current form year and the deadline stated by Frio CAD.
Open agricultural and wildlife forms Review 2026 farm and ranch guidance Open current Form 50-129
Business, mineral and industrial accounts

Keep income-producing assets and subsurface interests separate from the surface tract

Business personal property

Equipment, machinery, furniture, fixtures, inventory and other income-producing assets can have a separate rendition requirement.

  • Search the legal business name, owner and DBA.
  • Confirm the property situs and account type.
  • Prepare acquisition year and original cost.
  • Document disposed, moved or obsolete assets.
  • Keep the rendition and filing confirmation.
Mineral, utility and industrial property

These accounts can be maintained separately from land and may be appraised through Frio CAD’s contracted specialist.

  • Select the correct property type.
  • Search every owner and lease variation.
  • Compare the legal description.
  • Review recorded mineral and easement documents.
  • Use professional title help for ownership conclusions.
Normal rendition deadline: most business personal property renditions are due April 15. A timely written extension request generally extends the filing date to May 15.
Use the 2026 depreciation schedule when evaluating business property. Frio CAD publishes a current depreciation schedule and 2026 BPP rendition notice through Data and Records.
Open rendition forms Open BPP notice and depreciation schedule
Appraisal protest workflow

Build a Frio CAD protest around one clear, supportable issue

Normal 2026 deadline: most protests were due May 15, 2026, or by the 30th day after Frio CAD mailed the Notice of Appraised Value, whichever date was later. The notice controlled.
Save the complete property account Keep the parcel ID, owner, legal description, acreage, land, improvements, values, exemptions and property characteristics.
Read the Notice of Appraised Value Record the proposed value, tax year, protest deadline, online PIN and any property-specific instructions.
Select the correct protest reason Common issues include market value, unequal appraisal, property facts, exemption denial, agricultural denial or ownership.
Open the official Online Protest service Register or sign in before the deadline. Open Frio CAD Online Protest
Request a PIN when necessary Connect the correct property to the online account. Request an Online Account PIN
Request and review the district’s evidence Compare the property facts, sales, schedules and appraisal method with your evidence.
Submit focused evidence Use comparable sales, equal-appraisal records, photographs, repair estimates, measurements, agricultural records or asset schedules.
Preserve filing proof Save the confirmation, email, screenshots, uploaded evidence and any mailed receipt.
Attempt an informal resolution Present a concise requested-value or correction summary and review any proposed adjustment.
Prepare for the ARB hearing Put the strongest evidence first and preserve the written board order afterward.

Evidence by property type

Residence

Comparable sales, closing documents, dated photographs, repair estimates and correct measurements.

Ranch acreage

Access, water, fencing, terrain, usable acreage, easements, improvements and comparable land sales.

Agricultural qualification

Use history, stocking, production, leases, maps, intensity evidence and filing records.

Mineral property

Ownership instruments, lease details, interest information and appraisal calculations.

Business property

Asset schedules, original cost, age, condition, disposal records and correct situs.

Unequal appraisal

Comparable CAD accounts with similar location, class, size, age, condition, use and acreage.

“My taxes are too high” is not a complete appraisal argument. Taxing units adopt tax rates. Focus the protest on value, equal appraisal, property facts, exemption status or classification.
Open online protest Download Notice of Protest Review protest procedures
Normal deadline already passed? Limited late-protest or correction rights may apply for failure to receive required notice, clerical error, military service or another statutory circumstance. Contact Frio CAD promptly.
ARB hearing preparation

Search the hearing record and follow the written Frio County notice

Open the public protest-hearing search Search Frio County Protest Hearings
Select the correct protest year Search past, future or open protests and verify the correct property.
Read the written hearing notice The notice controls the date, time, location, participation method and subject of the hearing.
Review the 2026 hearing procedures Frio CAD publishes current ARB hearing procedures through Data and Records.
Arrange the evidence Number the exhibits and place the strongest evidence first.
Keep the written ARB order The order applies to the protested year and can begin a further appeal deadline.
Hearing notice
Saved Frio CAD account
District evidence
One-page requested-value summary
Numbered exhibits
Comparable-property table
Photographs and measurements
Final ARB order
Simple hearing opening
I am requesting a value or correction of [amount or issue] for Frio CAD property ID [number]. The current appraisal does not reflect [condition, acreage, access, property characteristics, equal appraisal, exemption or classification issue]. My strongest evidence is Exhibit [number].
Collection assignment router

Determine which office should receive the Frio County property-tax payment

TRANSFERRED TO COUNTY TAX OFFICE Pearsall ISD

Frio CAD states that Pearsall ISD collections moved to the County Tax Assessor-Collector on September 20, 2021.

TRANSFERRED TO COUNTY TAX OFFICE Dilley ISD and City of Dilley

Tax payments, escrow payments and tax certificates for these units were transferred to the County Tax Office.

VERIFY BEFORE PAYING Other taxing units

Confirm the collector for Frio County, lateral road, City of Pearsall, hospital, ESD, groundwater and cross-county school units.

Open the appraisal account Record the Property ID, owner, address and taxing-unit list.
Open the official County Tax Office portal Open Frio County Tax Office Property Search
Select the correct tax year Review current and delinquent years and enable Show Only Properties with Tax Due when useful.
Compare the taxing-unit list Determine whether the displayed balance covers all units connected to the parcel.
Call when any unit is unclear Ask Frio CAD or the County Tax Office which collector controls the specific unit and year.
Obtain a current payoff This is essential for delinquent accounts, payment agreements, escrow issues and tax certificates.
One payment may not clear every taxing unit unless the collector confirms it. Keep the entity list, payoff, receipt and updated account together.
Property-tax search and payment

Verify the Frio County tax account before submitting money

Open the official tax portal Search Frio County Property Taxes
Search with a strong identifier Use the property ID, owner ID, owner name or simplified address.
Select the tax year Review current and delinquent years instead of assuming only one balance exists.
Use the tax-due filter carefully Enable Show Only Properties with Tax Due to narrow the results.
Verify the account and entities Match the parcel, owner, legal description, property type and taxing-unit list.
Request a dated payoff when needed Contact the Tax Office for delinquent, partial-payment, escrow, lawsuit or deadline-sensitive balances.
Review the total before authorising Confirm the tax amount, penalties, processing charge and payment method.
Save the receipt immediately Keep the account, tax year, entity list, amount, fee and confirmation number.
Verify posting Reopen the tax account and confirm the payment was applied to the correct property, year and entities.
Frio County property-tax payment checks
Check Why it matters What to save
Property and parcel ID Prevents payment to a similarly named owner or nearby tract. The appraisal and tax-account pages.
Tax year Payment can be applied to the wrong current or delinquent year. The year and balance viewed before payment.
Collecting office Collection assignment differs by taxing unit. The collector confirmation and entity list.
Current payoff Penalty, interest and legal charges can change by date. A dated payoff or written confirmation.
Processing charge The total charged may exceed the tax amount. The checkout summary.
Posting status Payment approval is not the same as confirmed ledger posting. The receipt and updated account.
2026 tax-year timing: January 31, 2027 falls on a Sunday. Under the normal next-business-day rule, a standard payment deadline generally extends to Monday, February 1, 2027. The individual statement controls.
Open the official tax portal Review Tax Office contacts and hours Recheck the appraisal account
Official appraisal data and reports

Use Frio CAD’s 2026 certified rolls and reports for deeper research

Frio CAD’s Data and Records page contains 2026 notices, hearing procedures, depreciation schedules, appraisal reports, reappraisal plans, tax-rate records, certified rolls and ARB agendas.

2026 certified real and personal roll

Available in geographic, alphabetical and spreadsheet formats for bulk research.

2026 certified mineral roll

Mineral appraisal information is published separately from real and personal property.

2026 depreciation schedule

Useful when reviewing business personal property and asset-age adjustments.

2026 ARB hearing procedures

Review current hearing rules before appearing or submitting evidence.

Mass-appraisal reports

Use the district reports to understand valuation methods and property classes.

2025-2026 reappraisal plan

Review the district’s appraisal cycle, fieldwork and planned property review.

Tax rates and TNT worksheets

Separate appraisal values from the tax-rate decisions made by local governing bodies.

Taxing-unit exemption list

Review which units offer local exemptions, then confirm the current property account.

Research fee schedule

Check current charges before requesting customised research, copies or data.

Historical and certified files can lag later changes. Recheck the live account for ownership, exemption, protest and collection updates.
Open Frio CAD Data and Records
Recorded property documents

Use the Frio County Clerk for deeds, liens, releases and plats

The County Clerk states that it does not conduct record searches by phone or fax and does not perform lien searches. Members of the public can research records online or in person, while title companies perform guaranteed title searches for a fee.
Open the official County Clerk page Open Frio County Clerk
Continue to the online deed and land-record system Open Frio County Online Records
Search every likely party name Try current owner, former owner, spouse, estate, trust, business, grantor and grantee names.
Narrow the document type and date Search deeds, deeds of trust, liens, releases, plats, easements, mineral deeds, leases and assignments.
Compare the complete legal description Match the section, block, survey, abstract, tract, lot and acreage with the CAD account.
Record the instrument details Save the parties, recording date, instrument or file number and document type.
Request the correct copy Confirm current copy, certification, recording and research fees before ordering.
Use a title professional for conclusions The Clerk does not guarantee clear title or responsibility for encumbrances.
Do not treat a CAD owner entry as a title report. Legal ownership, liens, easements, mineral reservations and deed restrictions require recorded-document and title review.
County Clerk contact pages show mixed legacy labels. Frio County’s current directory lists Aaron Ibarra as County Clerk. Confirm the current officeholder before addressing formal correspondence.
Buyer, owner and ranch checks

Complete these checks before relying on a Frio County property record

Confirm parcel identity

Match property ID, parcel ID, geographic ID, legal description, map, abstract and acreage.

Review every tax year

Check current and delinquent balances, collectors, payments, penalties and taxing units.

Search deed and lien history

Review recorded instruments and use a title company or lawyer for a complete examination.

Recalculate exemptions

The seller’s homestead exemption, appraisal cap and tax ceiling may not transfer.

Check agricultural status

Confirm productivity value, qualifying acreage, use history, intensity and rollback exposure.

Verify access and acreage

Use recorded easements and a professional survey for roads, boundaries and guaranteed acreage.

Check water and wells

Review well records, groundwater-district requirements and actual water availability.

Separate surface and minerals

Determine what mineral, royalty and executive rights are included, excluded or reserved.

Review pipelines and easements

Search recorded right-of-way, pipeline, utility and access instruments.

Verify improvements

Compare homes, barns, shops, manufactured homes and business structures with CAD data.

Check school-district boundaries

Frio County property can fall within Pearsall, Dilley, Charlotte, Devine or Hondo ISD.

Save the transaction file

Keep the deed, survey, title policy, closing statement, tax certificate and exemption confirmation.

The seller’s current property-tax bill may understate the buyer’s future bill. Ownership, exemption and land-use changes can alter appraisal limitations, taxable values and agricultural treatment.
2026 action calendar

Important Frio County appraisal and property-tax dates

Property status and valuation date Most ownership, condition, use, exemption and market-value questions begin with the property’s status on January 1.
Business personal property rendition Most required renditions are due April 15, subject to timely written extension rules.
Most exemption and special-appraisal applications The normal deadline for many exemptions, agricultural and wildlife applications is April 30.
Normal protest deadline Most protests are due May 15 or 30 days after the appraisal notice was mailed, whichever date is later.
Informal review and ARB season Frio CAD published ARB meetings in May, June and July 2026. Follow the individual hearing notice.
Tax-rate proposal and adoption period Local elected officials propose and adopt the rates that help determine the final bill.
Tax statements generally begin Collection activity usually begins after rates are adopted and tax rolls are prepared.
Normal 2026 tax-year payment timing January 31, 2027 is Sunday, so the normal next-business-day rule generally extends timely payment to Monday, February 1, 2027.
The individual notice, application, hearing order, payment agreement or tax statement controls. General dates do not replace account-specific mailing dates, extensions or collection instructions.
Verified local contacts

Frio County appraisal, tax and recorded-document offices

Frio County Appraisal District
815 S. Oak Street
Pearsall, Texas 78061
Mailing: P.O. Box 1129, Pearsall, Texas 78061-1129

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

Chief Appraiser: Edward Garza, RPA, CCA

Hours: Monday-Friday, 8:00 AM-4:30 PM.

Taxpayer liaison: A liaison name was not published in the current Comptroller directory reviewed. Ask Frio CAD for the current liaison contact.

Frio County Tax Assessor-Collector
500 E. San Antonio Street, Box 20
Pearsall, Texas 78061

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

Tax Assessor-Collector: Anna L. Alaniz, PCC, CTOP

Pearsall hours: Monday-Friday, 8:00 AM-5:00 PM.

Use for assigned property-tax collections, escrow, tax certificates, payment status, vehicles and voter-registration services.

Frio County Dilley Tax Office

Phone: (830) 326-3253

Hours: Monday-Friday, 8:00 AM-4:30 PM.

No title transfers after 4:00 PM and no tax payments after 4:00 PM.

Call for the current street location and accepted services before travelling.

Frio County Clerk
500 E. San Antonio Street, Box 6
Pearsall, Texas 78061

Phone: (830) 505-2987

County directory listing: Aaron Ibarra

Hours: Monday-Friday, 8:00 AM-5:00 PM; lunch closure 12:00-1:00 PM.

Use for official public records, deeds, liens, releases, plats, easements and mineral instruments.

Before visiting: prepare the property ID, owner name, legal description, tax year and exact task. Confirm holiday closures, payment methods, accepted filing methods and the correct collecting office.
Official action links

Official Frio County appraisal, tax and property resources

Frio CAD homepage

Search appraisal records and access maps, forms, protests and district resources.

Open Frio CAD
Official forms

Find homestead, address-change, rendition, agricultural, wildlife and protest forms.

Open forms library
Online protest

Register or sign in to manage an eligible appraisal protest.

Open online protest
Request an account PIN

Connect the correct property when the Online Account PIN is unavailable.

Request a PIN
Protest hearing search

Search past, future or open protest-hearing information.

Search hearings
Interactive map

Review parcel location and surrounding appraisal-map context.

Open map
Data and Records

Review 2026 notices, procedures, certified rolls, reports, schedules and ARB records.

Open Data and Records
Frio County Tax Office portal

Search tax accounts, tax years, taxing units and properties with tax due.

Open tax portal
County Tax Office page

Verify Pearsall and Dilley office contacts, hours and current service instructions.

Open Tax Assessor page
Frio County Clerk

Use for deeds, liens, releases, plats and official public records.

Open County Clerk
Online deed and land records

Search official recorded-document indexes and images where available.

Open online records
Texas Comptroller directory

Cross-check CAD leadership, Tax Office contacts and active taxing units.

Open Frio County directory
Frio County Tax Notices

Review local proposed and adopted property-tax information.

Open tax notices
Texas exemption guidance

Review current homestead, age, disability, veteran and heir-property rules.

Open exemption guidance
Texas protest guidance

Review protest deadlines, ARB rights, late-protest rules and appeal options.

Open protest guidance
Editorial accountability

How this Frio County guide was researched and improved

Mahesh Kumar, editor of AppraisalDistrict.org

Independent review of appraisal, collection and recorded-property systems

This version preserves the images used in the existing article while replacing its brief workflow with detailed paths for search, account interpretation, exemptions, agricultural appraisal, business rendition, protests, hearing lookup, collector verification, tax payments and recorded documents.

Special attention was given to Frio County’s split collection history, cross-county school districts, rural and mineral searches, 2026 certified appraisal rolls, Tax Office branch hours and the County Clerk’s limits on lien and title searches.

AppraisalDistrict.org is an independent informational website and is not operated by Frio County Appraisal District, Frio County, the Frio County Tax Office or the Texas Comptroller.

Frio County answers

10 common Frio County appraisal, tax and property-record questions

1. What is the official Frio County Appraisal District website?

The official website is friocad.org. Use it for property search, appraisal information, exemptions, agricultural appraisal, forms, maps, online protests, hearing searches and public appraisal data.

2. How do I search Frio County property records?

Open Frio CAD’s official property search and use Basic Search, By Owner, By Property, All Criteria or Advanced Search. Begin with a property ID when available, then verify the parcel ID, GEO ID, owner, legal description, acreage, account type and tax year.

3. Who collects Frio County property taxes?

Collection responsibility can differ by taxing unit. Frio CAD states that the Frio County Tax Assessor-Collector has collected Pearsall ISD, Dilley ISD and City of Dilley taxes since September 20, 2021. Verify every unit and collector before paying.

4. How do I find unpaid Frio County property taxes?

Use the official Frio County Tax Office search, select the correct year and enable Show Only Properties with Tax Due. Confirm the account, collector, current payoff and payment instructions.

5. Can a Frio CAD map or acreage figure be used as a survey?

No. Frio CAD states that legal descriptions and acreage are provided for appraisal research. Use recorded deeds, plats, title evidence and a professional survey for boundaries, access, acreage or legal documents.

6. How do I apply for a Frio County homestead exemption?

Search the property account, download the current residence-homestead form from Frio CAD Forms, attach the required identification, submit it to Frio CAD and keep filing proof.

7. What was the normal Frio County protest deadline for 2026?

Most 2026 protests were due May 15 or by the 30th day after Frio CAD mailed the Notice of Appraised Value, whichever date was later. The deadline printed on the individual notice controlled.

8. How do I file an online protest with Frio CAD?

Open the official Online Protest service, register or sign in, request a PIN when necessary, connect the correct property and preserve the filing confirmation and uploaded evidence.

9. Where can I search Frio County deeds and liens?

Use the Frio County Clerk and its online deed and land-record system. The Clerk does not conduct lien searches by phone or fax and does not guarantee clear title.

10. Where is Frio County Appraisal District located?

Frio County Appraisal District is located at 815 South Oak Street, Pearsall, Texas 78061. Its phone number is (830) 334-4163, and regular hours are Monday through Friday from 8:00 AM to 4:30 PM.

Accuracy, collection and official-use notice

AppraisalDistrict.org is an independent informational resource. It is not Frio County Appraisal District, the Frio County Appraisal Review Board, Frio County Tax Assessor-Collector, Frio County Clerk, Pritchard & Abbott or the Texas Comptroller.

Property owners, values, exemptions, collection assignments, tax balances, payment methods, processing charges, forms, staff, office hours and deadlines can change. Verify the live official account before paying, filing, mailing, travelling, purchasing or making a legal or financial decision.

Frio CAD maps, acreage figures and abbreviated legal descriptions are intended for appraisal research and should not replace a recorded deed, plat, title examination, mineral-title review or professional survey.

Official-source review completed July 2026. Sources reviewed include Frio County Appraisal District, Frio County Tax Assessor-Collector, Frio County Clerk, the Texas Comptroller and the official tax and land-record portals.

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