Grayson County TX Property Search & Tax Navigator
Grayson County CAD Property Search, Appraised Values, Tax Bills & 2026 Records
Grayson County does not use one traditional county “property assessor” office. Grayson Central Appraisal District (GCAD) determines market value, appraised value, exemptions, agricultural valuation and property characteristics. The elected Grayson County Tax Assessor-Collector handles tax statements, balances and payments for the accounts it collects.
The 2026 GCAD database is already searchable by owner, address, Property ID, Geographic ID, subdivision, neighborhood and other advanced fields. But 2026 tax rates are a separate process: local cities, school districts, Grayson County, Grayson College and special districts propose and adopt rates during late summer before bills are mailed in late October or early November.
2026 owner, address & Property ID search
Market, appraised & assessed values decoded
$140,000 school homestead exemption
Tax rates update during Aug.–Sept. 2026
Chief Appraiser
Shawn Coker
GCAD phone
903-893-9673
Tax Assessor-Collector
Bruce Stidham
Tax phone
903-892-8297
Verified
August 12, 2026
2026 Appraised Values Are Searchable — Final Tax Rates Are Still Being Adopted
2026 GCAD values
The appraisal district’s public database is displaying 2026 property values, and GCAD also publishes a 2026 certified appraisal data export.
Protest season mostly ended
The majority of ordinary 2026 protest deadlines were May 15 or 30 days from the appraisal notice date, whichever was later.
2026 rates are still moving
Grayson CAD says the Truth in Taxation database is updated throughout August and September as local elected bodies propose and adopt tax rates.
Do not copy a 2025 rate into a 2026 calculator. GCAD’s historical/current tax-rate page still identifies the available entity-rate table as 2025 Entity Tax Rates. Use the 2026 Truth in Taxation database for proposed/adopted rates and the later official tax bill for the final amount.
Tax bill timing: Grayson County says annual tax bills are normally mailed in late October or early November and are due upon receipt.
GCAD vs Tax Assessor-Collector vs County Clerk
Grayson Central Appraisal District
- Market value
- Appraised value
- Assessed value
- Homestead exemption
- Over-65 / disabled exemption
- Agricultural valuation
- Business personal property
- Appraisal protests
- Owner / mailing-address updates
Tax Assessor-Collector
- Annual tax bill
- Current tax balance
- Online payment
- Penalty and interest
- Partial payments
- Quarter-payment plans
- Receipts
- Tax estimator
County Clerk Real Property
- Warranty deeds
- Deeds of trust
- Mortgages
- Judgments
- Tax liens
- Subdivision plats
- Recorded legal documents
- Ownership-chain research
Texas terminology matters: Bruce Stidham’s title is Tax Assessor-Collector, but his tax office does not establish the market value shown on your appraisal notice. GCAD performs the appraisal.
Choose Your Grayson County Property Task
Search a property
Use GCAD eSearch by owner, address, Property ID or advanced criteria.
Check 2026 value
Compare market value, appraisal limitations, exemptions and assessed value.
Estimate 2026 tax
Use the Truth in Taxation database while rates are being proposed and adopted.
Pay property tax
Use the Tax Assessor-Collector portal after confirming the correct account and tax year.
Check protest options
Review late-protest rules if your normal May deadline has already passed.
Find the deed
Use County Clerk records when you need the actual recorded instrument.
Jump to a Grayson County Property Task
How to Search Grayson County Property Assessor Records
Open Grayson CAD Property Search.
Go to Grayson CAD eSearch.
Choose the simplest search you know.
Start with Owner, Address or Property ID rather than filling every available field.
For an owner, use last name first.
GCAD provides the example “Smith John.” If the full name fails, try only the first or last name.
For an address, simplify it.
GCAD specifically recommends using only the street name when a detailed address search produces no result.
Open the correct 2026 parcel.
Verify situs address, Property ID, Geographic ID, legal description and owner.
Review the value section.
Do not stop at Market Value. Check Agricultural Value Loss, HS Cap Loss, Circuit Breaker and final Assessed Value.
Scroll through land, improvements and value history.
Compare the current record with prior years and the actual property.
GCAD Advanced Search Fields
Property ID
Direct GCAD account identifier.
Geographic ID
Geographic parcel reference used in appraisal data.
Subdivision
Helpful for Sherman, Denison, Pottsboro and planned subdivisions.
Abstract
Useful for rural acreage and survey-based legal descriptions.
Neighborhood
Helps isolate GCAD appraisal neighborhoods.
Property Type
Narrow real, business and other property types.
Doing Business As
Helpful when researching commercial personal property accounts.
Tax Year
Compare 2026 with historical appraisal data.
Grayson County 2026 Property Record Decoder
| GCAD field | What it means | What to check next |
|---|---|---|
| Property ID | GCAD property-account identifier. | Save it for appraisal records and portal research. |
| Geographic ID | Mapping/geographic reference associated with the parcel. | Useful with maps, exports and rural property research. |
| Situs Address | Physical property location. | Do not confuse with the owner’s mailing address. |
| Market Value | GCAD’s market-value determination before applicable limitations. | Compare with appraised and assessed value. |
| Agricultural Value Loss | Difference created when qualifying land receives productivity valuation rather than ordinary market valuation. | Verify active 1-d-1 agricultural qualification. |
| Appraised Value | Value after applicable appraisal limitations or special valuation adjustments. | Check homestead cap and circuit-breaker lines. |
| HS Cap Loss | Reduction resulting from the residence-homestead appraisal limitation. | Confirm the homestead exemption is active. |
| Circuit Breaker | Potential 20% appraisal limitation for qualifying non-homestead real property. | Check the $5.32 million 2026 eligibility ceiling and excluded property types. |
| Assessed Value | Value after applicable appraisal limitations and before taxing-unit exemptions are applied to calculate taxable value. | Taxable value can differ for each taxing entity. |
| Roll Value History | Prior-year land, improvement, appraised and assessed values. | Use it to diagnose where a tax increase began. |
Legal-description warning: GCAD states that its legal descriptions and acreage figures are maintained for appraisal-district use and should be verified before being used for legal documents.
Grayson CAD Maps and GIS Data
Grayson CAD provides map downloads and an interactive-map route for parcel research. These resources are useful for finding a tract, understanding neighboring parcels and working with GCAD Geographic IDs.
Interactive Map
Use the GCAD map link from its property-search area when visual parcel context is needed.
GIS Shapefile
GCAD publishes downloadable map files for GIS users who need bulk parcel geometry.
Appraisal Data Export
GCAD publishes current appraisal-data files, including a 2026 certified export.
Not a survey: GCAD expressly warns that its mapping is informational, represents only approximate relative boundary locations and is not suitable as an on-the-ground legal or engineering survey.
Open Grayson CAD Maps & Downloads
Use the official map data rather than copying boundaries from a third-party real-estate website.
Market Value vs Appraised Value vs Taxable Value
Market Value
GCAD’s determination of the property’s market value under Texas appraisal law.
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Appraised / Assessed Value
Applicable homestead caps, special agricultural valuation or circuit-breaker limitations can reduce the amount carried forward.
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Taxable Value
Each taxing unit then applies the exemptions that legally apply to that entity before multiplying by its adopted tax rate.
One property can have several taxable values. Sherman ISD, Grayson County, a city, Grayson College or a special district can each have different exemptions and rates even though GCAD starts with the same underlying appraisal record.
Grayson County Residence Homestead Exemptions
$140,000 school exemption
Texas school districts must exempt $140,000 of qualifying residence-homestead value under the current statewide requirement.
Additional $60,000
Qualifying homeowners age 65 or older or disabled receive an additional $60,000 school-district homestead exemption.
School tax ceiling
An age-65-or-older or disabled homestead can receive the statutory school-tax limitation/ceiling.
10% appraisal cap
The residence-homestead appraisal limitation generally takes effect the year after the property first qualifies.
One principal residence
The homeowner must own and occupy the property as the principal residence and cannot claim another residence homestead.
Usually not annual
GCAD says a normal homestead application is generally filed once unless the residence changes or the district requests an updated application.
Homestead cap formula: once applicable, the appraised value generally cannot exceed the prior year’s appraised value plus 10% of that prior value plus the market value of qualifying new improvements.
Missed the regular deadline? Texas allows qualifying residence-homestead applications to be filed late under statutory rules, including certain filings up to two years after taxes become delinquent.
Open Grayson CAD Homeowner Exemptions
Review residence, over-65 and disability requirements and use GCAD’s official application.
Texas 20% Circuit Breaker for Grayson County Property
A separate appraisal limitation can apply to qualifying real property that is not a residence homestead.
20% annual limitation
Qualifying property is generally limited to the prior appraised value plus 20% plus qualifying new-improvement value, or market value if lower.
2026 value ceiling
The property’s market value must be $5,320,000 or less for the 2026 limitation.
Not every property qualifies
Agricultural, timber and several other specially appraised land categories are excluded.
2026 is currently the final scheduled year. The statutory circuit-breaker limitation is set to expire December 31, 2026 unless Texas law changes.
Can You Still Protest a Grayson County 2026 Appraisal?
APRIL
Notices
Appraisal notices are issued during the spring appraisal cycle.
MAY 15
Normal Deadline
Most protests are due May 15 or 30 days after the appraisal notice date, whichever is later.
JUNE–JULY
ARB Hearings
GCAD scheduled extensive 2026 Appraisal Review Board sessions through July.
AUGUST
Late Cases
GCAD now specifically publishes instructions for owners whose ordinary protest deadline passed.
AFTER ARB
Further Appeal
Depending on eligibility, an ARB order may be appealed through district court, arbitration or SOAH procedures.
August 12 status: the normal Grayson County protest deadline has passed for most accounts. However, if your appraisal notice was dated after May 15, GCAD says you can still file within 30 days of the date shown on the notice.
How GCAD says to submit a late protest
- Email webmaster@graysonappraisal.org
- Fax to 903-892-3835
- Use the secure dropbox at 512 N. Travis
- Upload through ARB Evidence Upload
- Explain why the filing is late
- Identify owner and subject property
The normal online protest portal does not accept late protests. GCAD directs late filers to its separate late-protest submission methods.
Evidence worth preparing
- Recent comparable sales
- Purchase closing statement
- Independent appraisal
- Incorrect square footage
- Incorrect acreage
- Condition photographs
- Repair estimates
- Demolition evidence
- Equity comparison
- Requested market value
How to Check Grayson County 2026 Property Tax Rates
There is no single tax rate that applies to every Grayson County parcel. The final bill depends on the taxing entities attached to that property.
County
Grayson County can impose a county ad valorem rate.
School district
Sherman ISD, Denison ISD, Gunter ISD, Howe ISD and other local districts have separate rates.
City
Sherman, Denison, Pottsboro, Gunter, Van Alstyne, Whitesboro and other municipalities can add city tax.
Junior college
Grayson College can appear as a separate taxing entity.
MUD
Certain developments have municipal utility district taxes.
Special districts
Watershed and other special-purpose districts can add their own rate.
Open Grayson County Truth in Taxation.
This is the official local database GCAD directs taxpayers to during rate adoption.
Search your property.
Open its personalized tax-rate page.
Review each taxing entity separately.
Compare proposed rate, adopted rate and estimated tax instead of relying on one countywide percentage.
Subscribe to notifications if useful.
GCAD says property owners can register for rate-adoption updates from this system.
August–September is the right time to watch this page. GCAD says the database is updated regularly as elected officials propose and adopt rates.
How to Search a Grayson County Property Tax Bill
Search by Account Number when possible.
The county says the number is printed on the tax statement and requires its dashes.
Or search Owner Name.
Enter last name followed by first name or initial.
Or search Property Location.
Use the actual property street number and street name.
Do not add street type or direction.
The county specifically says not to include terms such as Ave., Ln. or Dr. in the property-location search.
Filter paid vs unpaid accounts.
Verify the intended tax year and payment status.
Save the receipt.
Keep account number, tax year, amount and confirmation after payment.
When Are Grayson County Property Taxes Due?
Grayson County says annual property-tax statements are normally mailed in late October or early November and are due when received.
January 31
Normal final day to pay the annual bill without penalty and interest.
February 1
Unpaid annual tax becomes delinquent and penalty/interest begins.
Weekend extension
If January 31 falls on a weekend, the county says payment is timely on the next business day.
For the 2026 tax bill: January 31, 2027 falls on a Sunday, so under the county’s published weekend rule the practical no-penalty payment deadline moves to the next business day.
Current online-payment fees
| Payment method | Current published charge |
|---|---|
| E-check | $1.50 per e-check |
| Credit card | Up to 2.15% convenience fee |
| In person | Cash, check, money order, cashier’s check and supported cards accepted; verify card processing charge before payment. |
Partial payments are accepted. The Tax Assessor-Collector says taxpayers may pay any partial amount, but any balance remaining after the January payment deadline accrues statutory penalty and interest.
Grayson County Quarter-Payment Plan
Qualifying residence-homestead owners can divide annual tax into four installments instead of paying the ordinary annual balance at once.
1st installment
January 31
2nd installment
March 31
3rd installment
May 31
4th installment
July 31
Who can qualify: the tax office lists residence homesteads with an Over-65 exemption or Disability exemption, plus certain qualifying property damaged in a declared disaster area.
Payment notation: Grayson County tells taxpayers using this option to mark the tax-statement coupon as “Quarter Payment.”
Grayson County Agricultural Property Valuation
Qualifying agricultural land can be appraised according to its productivity rather than ordinary market value. This can create a very large difference between the land’s market value and its appraised/taxable agricultural value.
Agricultural use
Qualification depends on Texas statutory history, degree-of-intensity and qualifying-use requirements rather than acreage alone.
Wildlife management
Qualifying land already in 1-d-1 use may transition to wildlife management when statutory requirements are met.
Beekeeping
GCAD provides a dedicated beekeeping report as part of its agricultural forms.
Regular 2026 application date has passed. Texas generally uses April 30 for many 1-d-1 and related special-appraisal applications.
GCAD late-application rule: its agricultural forms page says a late application filed before the ARB approves the appraisal records can receive approval with a 10% penalty on the tax difference. Because the 2026 appraisal roll is now in its certified stage, contact GCAD before assuming that late path remains available.
2026 agricultural capitalization rate: Texas requires appraisal districts to use a 10.00% cap rate for agricultural/open-space land in 2026.
Open GCAD Agricultural Forms
Review application instructions, qualifying-use guidance, wildlife forms and beekeeping reports.
Grayson County Business Personal Property in 2026
Businesses generally must render taxable tangible personal property they own, manage or control and use to produce income as of January 1.
$125,000 exemption
GCAD states that Texas House Bill 9 increased the business personal property exemption to $125,000 effective January 1, 2026.
April 15 deadline
Standard 2026 renditions were due April 15 by 11:59:59 p.m. Central Time.
May 15 extension
A timely written extension request could move the deadline to May 15.
10% late-rendition penalty
GCAD says failure to file a timely required rendition can trigger a penalty equal to 10% of the tax liability.
2026 depreciation schedule
GCAD has published its 2026 Business Personal Property Depreciation Schedule.
Late waiver request
GCAD provides a Late Rendition Penalty Waiver Request form for qualifying situations.
August business owners: if a required 2026 rendition was never filed, do not ignore it because the April deadline passed. Contact GCAD’s Renditions team and address the return and any applicable penalty.
Open GCAD Business Personal Property
Find the 2026 rendition form, depreciation schedule and late-penalty waiver request.
Grayson County Property Tax Estimator
The Tax Assessor-Collector provides an estimator that lets you select the taxing entities that apply to the property rather than pretending every parcel has the same combined rate.
County
Select Grayson County when applicable.
City
Choose Sherman, Denison, Gunter, Pottsboro, Van Alstyne or another applicable city.
School
Select the correct independent school district.
Grayson College
Add the junior-college entity when shown for the property.
MUD / Watershed
Include special district rates attached to the account.
Exemptions
Estimator options include Homestead, Over 65, Disabled Person and several Disabled Veteran categories.
August 2026 caution: an estimator is only as current as the selected rates. Use the Truth in Taxation page during adoption season and the final tax statement once bills are issued.
Open the Official Tax Estimator
Select the property’s actual taxing entities and applicable exemption categories.
How to Search Grayson County Deeds, Mortgages & Tax Liens
The Grayson County Clerk maintains Official Public Records dating from 1846 to the present, including deeds, land patents, mortgages, judgments and tax liens.
Find the parcel in GCAD first.
Save owner name, Property ID, situs address and legal-description clues.
Open the County Clerk’s Real Property page.
Use Grayson County Real Property Records.
Use the county’s online deed-record search.
Search the relevant grantor/grantee name and document history.
Match the instrument.
Compare recording date, legal description, parties and document type.
Use the actual deed for legal ownership questions.
Do not substitute an appraisal-district ownership field for a title examination.
County Clerk
Deana Patterson
Real Property Records
100 W. Houston, Suite 17
Sherman, TX 75090
Sherman, TX 75090
Real Property phone
903-813-4239
Office hours: Property Deed Records is generally open Monday, Tuesday, Thursday and Friday 8:00 a.m.–4:30 p.m. and Wednesday 8:30 a.m.–4:30 p.m. The county warns that Property Records may close from noon to 1 p.m., so call before traveling.
Title-search warning: use a title company or Texas attorney when you need a complete chain of title, lien priority or insurable ownership determination.
What Happens When Grayson County Property Tax Becomes Delinquent?
February 1
Unpaid annual property tax normally becomes delinquent after the January payment deadline.
Penalty & interest
The Tax Office says unpaid balances begin accruing statutory penalty and interest after the deadline.
Partial payments
Paying part of the bill reduces the unpaid balance but does not prevent penalty and interest on the remainder after the deadline.
No bill received?
Failure to receive a tax statement does not cancel the tax, due date, lien, penalty or collection process.
Print a replacement
The online tax portal can be used to print a tax statement if the mailed bill was lost or never received.
Check before paying
Use the current online balance when an account is delinquent rather than relying on the original mailed bill.
“Please provide the complete current payoff for Grayson County tax account __________ at __________, including every unpaid year, penalty, interest, attorney or collection charges, and the amount required to make the account current today.”
Grayson County Property Office Contacts
| Office | Contact | Best use |
|---|---|---|
| Grayson Central Appraisal District |
Shawn Coker, Chief Appraiser 512 N. Travis Street Sherman, TX 75090 903-893-9673 webmaster@graysonappraisal.org Office: Mon-Fri 8 a.m.-5 p.m. Public counter: 8 a.m.-4 p.m. |
Property search, appraised value, exemptions, ag valuation, BPP and protests. |
| Grayson County Tax Assessor-Collector |
Bruce Stidham 100 W. Houston St. Sherman, TX 75090 903-892-8297 Monday 8 a.m.-5 p.m. Tue-Fri 8 a.m.-4:30 p.m. |
Tax bills, balances, payments, partial payments, quarter pay and receipts. |
| County Clerk Real Property |
Deana Patterson 100 W. Houston, Suite 17 Sherman, TX 75090 903-813-4239 deeds@co.grayson.tx.us |
Deeds, mortgages, judgments, tax liens, plats and other recorded real-property records. |
Grayson County Property Search Action Center
GCAD Property Search
Owner, address, Property ID, land, improvements and 2026 values.
Taxpayer Portal
Property details, applications, electronic communication and protest records.
Tax Bill Search
Tax statement, paid/unpaid status, balance and payment.
2026 Tax Rates
Track proposed and adopted taxing-unit rates during Truth in Taxation season.
Grayson County Property Assessor FAQs
1. How do I search Grayson County property records?
Use Grayson Central Appraisal District’s official eSearch system. You can search by owner, address, Property ID and advanced fields such as Geographic ID, subdivision, abstract, neighborhood, Doing Business As and tax year.
2. Is the Grayson County Tax Assessor-Collector the office that determines my property value?
No. Grayson Central Appraisal District determines appraisal values and administers exemptions and protests. Tax Assessor-Collector Bruce Stidham handles property-tax billing and collection for the accounts his office collects.
3. Who is the Grayson County chief appraiser in 2026?
Shawn Coker, RPA, CCA is the Chief Appraiser for Grayson Central Appraisal District. GCAD is located at 512 N. Travis Street in Sherman and its main phone number is 903-893-9673.
4. What is the Texas school homestead exemption in Grayson County for 2026?
The statewide mandatory school-district residence-homestead exemption is $140,000. A qualifying homeowner age 65 or older or disabled receives an additional $60,000 school-district exemption and can also qualify for the applicable school-tax ceiling.
5. Why are market value and assessed value different on a Grayson CAD record?
Texas appraisal limitations and special valuations can create differences between market value and the value used for taxation. Common examples include the residence-homestead appraisal cap, agricultural productivity valuation and the temporary non-homestead circuit-breaker limitation.
6. Can I still protest a Grayson County appraisal in August 2026?
The normal 2026 deadline has passed for most properties. GCAD says an owner who received a notice after May 15 can still have 30 days from the date shown on that notice. GCAD also publishes separate instructions for requesting a late protest, but the normal online protest portal does not accept late filings.
7. What is the 2026 Grayson County property tax rate?
There is no single countywide combined rate for every parcel. Grayson County, the applicable city, school district, Grayson College, MUD and other special districts can each have separate rates. During August and September 2026, use the official Grayson County Truth in Taxation database because entities are still proposing and adopting 2026 rates.
8. When are Grayson County 2026 property taxes due?
Tax bills are normally mailed in late October or early November and are due upon receipt. January 31 is normally the final day to pay without penalty and interest. If January 31 falls on a weekend, Grayson County says the deadline moves to the next business day.
9. What changed for business personal property in Grayson County in 2026?
Grayson CAD states that House Bill 9 increased the Texas business personal property exemption to $125,000 effective January 1, 2026. Required renditions were normally due April 15, with a May 15 extension available when timely requested.
10. Where do I search Grayson County deeds and liens?
Use the Grayson County Clerk’s Real Property Records office. It maintains Official Public Records from 1846 to the present, including deeds, land patents, mortgages, judgments and tax liens.
Official Grayson County & Texas Sources
Grayson Central Appraisal District
Chief Appraiser, appraisal services, 2026 notices and official property-tax resources.
GCAD 2026 Property Search
Owner, address, Property ID, values, land, improvements and appraisal history.
GCAD Taxpayer Portal
Electronic communication, property documents, applications and protest management.
Homeowner Exemptions
Grayson homestead, age-65 and disability guidance.
Business Personal Property
2026 $125,000 exemption, rendition rules and depreciation schedule.
2026 Truth in Taxation
Proposed and adopted local rates and estimated taxes during August–September.
Tax Assessor-Collector Search
Official tax statements, paid/unpaid accounts and payment lookup.
Tax Estimator
Estimate tax using selected county, city, school, college and special-district entities.
County Clerk Real Property
Deeds, mortgages, judgments, tax liens and recorded property documents.
Verified for this August 2026 update: Chief Appraiser Shawn Coker; Tax Assessor-Collector Bruce Stidham; direct GCAD eSearch; 2026 certified appraisal data; current late-protest instructions; 2026 Truth in Taxation process; $140,000 school homestead exemption; additional $60,000 age-65/disabled school exemption; $5.32 million circuit-breaker ceiling; $125,000 business-personal-property exemption; current tax-payment fees; partial and quarter-payment rules; and County Clerk real-property records from 1846 forward.
CountyPropertyAppraiser.org is an independent informational website and is not affiliated with Grayson Central Appraisal District, Grayson County Tax Assessor-Collector, Grayson County Clerk, Texas Comptroller of Public Accounts, Grayson County Government or any payment, appraisal, map or tax-rate vendor.
Appraised values, exemptions, adopted tax rates, tax balances, processor fees, protest eligibility and statutory deadlines can change. Use the official systems above for final tax payments, exemption applications, protest filings and title-sensitive decisions.
Editorial verification date: August 12, 2026.
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