Amherst, Lamb County, Texas Property Taxes

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Property Taxes in Amherst, Texas

Median Amherst, Texas effective property tax rate: 2.46%, significantly higher than the national median of 1.02%, and higher than the Texas state median of 1.48%.
Median Amherst, Texas home value: $27,655
Median annual Amherst, Texas tax bill: $647, lower than the national median property tax bill of $2,400.

How are property taxes in Lamb calculated?

Property taxes in Amherst, Texas are calculated based on the tax assessed value, which is often lower than the actual market value due to property tax exemptions such as the homestead or senior exemption.

Understanding Amherst's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Amherst, knowing local tax details benefits homeowners and investors.

Last Updated April 13, 2026

Amherst, Lamb County, Texas Property Tax Bill Calculator

Property Assessed Value

$100,000

$1,500,000

$3,000,000

Median Effective Tax Rate

2.46%

Estimate Property Tax Bill

$680

$631

How Does the Amherst Property Tax Calculator Work?

Use this Amherst property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Amherst's median effective tax rate of 2.46% — based on actual property records in Lamb County — to generate your estimate.

Enter your property's estimated assessed value — the figure the local appraisal district uses to calculate your bill, which reflects any exemptions you hold and is typically lower than your home's market value. Our calculator applies Amherst's median effective rate across all local levies, providing a more accurate estimate than applying a single county millage rate.

Your bill may vary by ZIP code within Amherst: rates range from 2.46% in 79312 to 2.46% in 79312, primarily due to differences in school district levies and local assessment districts.

For a more precise estimate, scroll down to explore ZIP code-level tax rate trends across Amherst.

About Amherst Property Taxes

About Property Taxes in Amherst, Lamb, Texas

Amherst’s median effective property tax rate of 2.46% is higher than the Texas state median of 1.48% and higher than the national median of 1.02%. This rate reflects the Lamb County base levy combined with local school district levies and Municipal Utility Districts that vary by subdivision throughout the city.

Property tax rates are not uniform across Amherst. Homeowners in the 79312 ZIP code carry a median effective rate of 2.46%, while those in the same ZIP also pay 2.46%. This reflects how school district boundaries and local assessment districts are drawn across Lamb County. Understanding where your home is located can still help you better evaluate your annual tax bill.

Amherst homeowners who believe their assessed value is too high can file a formal appeal with the local Appraisal District before the May 15, 2026 deadline each year.

If your estimated bill seems higher than expected, Ownwell can review your assessment and protest on your behalf. You only pay if we save you money.

Property Tax Rates Across Amherst, Lamb County, Texas

As noted earlier, local government entities set tax rates, which can vary widely within a state.

Why? Because annually, each county estimates its required budget to provide services and divides that by the total value of all taxable property within its jurisdiction. This calculation results in the property tax rate.

While there are votes and laws involved in setting tax rates and budgets, in a nutshell, this is the annual process.

Below, you can compare Amherst's effective property tax rate to other cities in Texas and the median property tax rates in Texas and the U.S.

Property Tax Rates Across Amherst, Lamb County, Texas

Source: Ownwell

1.39%

1.92%

2.46%

Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.

Median Effective Amherst Tax Rate

2.46%

Median Effective Lamb County Tax Rate

2.34%

Median Effective Texas Tax Rate

1.48%

Median Effective United States Tax Rate

1.02%

Property Tax Rates Across Amherst, Lamb County, Texas

Zip	10th Percentile	25th Percentile	Median Tax Rate	75th Percentile	90th Percentile
79312	1.48%	2.29%	2.46%	2.48%	2.62%

Source: Ownwell

Property Tax Assessment Values Across Amherst, Lamb County, Texas

When examining property taxes in Amherst, Texas, understanding the distinction between "market value" and "assessed value" is crucial.

The market value is what a willing buyer would pay to a willing seller in an open and competitive market, often influenced by location, property condition, and economic market trends. The Lamb County appraisal district estimates the market value for tax purposes.

The assessed value is the market value minus any applicable exemptions or limits determined by local laws and offerings. The tax assessed value is the figure used to calculate your property taxes or the amount multiplied by your tax rate to get your tax bill.

Assessment notices:

In Lamb County, assessment notices are sent in the spring each year. They'll typically reach your mailbox by the middle of the month.

Each property owner receives an assessment notice that contains both the market value and assessed value, along with an estimate of your property tax bill. By providing insights into how assessed and market values are determined, this section helps property owners navigate their tax responsibilities and understand the valuation processes affecting their property taxes in Amherst.

For example, the median home price in Amherst is $27,655, with tax bills ranging significantly across the county. 79312 has the highest median home price at $27,655.

Property Tax Assessment Values Across Amherst, Lamb County, Texas

Source: Ownwell

$27,655

$56,095

$84,535

Median Amherst Market Value

$27,655

Median Lamb County Market Value

$39,580

Median Texas Market Value

$258,851

Median United States Market Value

$235,294

Property Tax Assessment Values Across Amherst, Lamb County, Texas

Zip	10th Percentile	25th Percentile	Median Home Price	75th Percentile	90th Percentile
79312	$3,154	$10,145	$27,655	$61,512	$124,336

Source: Ownwell

Property Tax Bills Across Amherst, Lamb County, Texas

How are property tax bills calculated in Amherst, Texas?

Property tax bills in Amherst are based on the assessed value of a home, not the market price. Local taxing authorities apply their tax rates to that assessed value to determine the annual bill. For homeowners, this means the amount owed can change when property values or tax rates change.

What factors affect the bill? The main factors are the home’s assessed value, the tax rates set by local jurisdictions, and any exemptions that may reduce taxable value. In Amherst, the median home price is $27,655, which helps explain why property tax bills can vary widely from one homeowner to another.

How much do homeowners pay? The 25th percentile tax bill is $243, while the 75th percentile is $1,304 and the 90th percentile is $2,227. The highest and lowest median tax bill is $647 in ZIP code 79312. Compared with the national median property tax rate of 1.02% and national median property tax bill of $2,400, Amherst homeowners often see lower bills, but the amount still depends on local assessments and rates.

Property Tax Bills Across Amherst, Lamb County, Texas

Source: Ownwell

$532

$904

$1,275

Median Amherst Tax Bill

$647

Median Lamb County Tax Bill

$846

Median Texas Tax Bill

$3,441

Median United States Tax Bill

$2,400

Property Tax Bills Across Amherst, Lamb County, Texas

Zip	10th Percentile	25th Percentile	Median Tax Bill	75th Percentile	90th Percentile
79312	$72	$243	$647	$1,304	$2,227

Source: Ownwell

Don't miss the deadline to protest!

Dates
Appeal Deadline	May 15

Links
Lamb Appraisal District
Website	esearch.lambcad.org

Frequently Asked Property Tax Questions in Amherst, Texas

How are property taxes calculated in Amherst, Texas?

Property taxes in Amherst, Texas are calculated by multiplying your property's assessed value by the applicable tax rate set by local taxing authorities. The assessed value is determined by the county assessor and may differ from your property's market value depending on local assessment ratios and exemptions.

How do I appeal my property taxes in Amherst, Texas?

To appeal your property taxes in Amherst, Texas, you typically need to file a formal protest or appeal with your local appraisal district or assessor's office by the stated deadline. You'll need evidence such as comparable sales, a recent independent appraisal, or documentation of property condition issues. Ownwell can handle this entire process for you.

What property tax exemptions are available in Amherst, Texas?

Common property tax exemptions in Amherst, Texas include homestead exemptions for primary residences, senior citizen exemptions, veteran exemptions, and disability exemptions. Exemption amounts and eligibility requirements vary by county. Contact your local appraisal district or check Ownwell for details specific to your property.

When are property taxes due in Amherst, Texas?

Property tax deadlines in Amherst, Texas vary by county but typically include an assessment notice period in spring or early summer, followed by an appeal deadline, and a tax payment due date in the fall or winter. Check with your county assessor's office for specific dates in your area.

How can Ownwell help reduce my property taxes in Amherst, Texas?

Ownwell provides professional property tax appeal services in Amherst, Texas. Our team analyzes your assessment, gathers evidence, files all paperwork, and represents you at hearings — all with no upfront cost. You only pay a percentage of your savings if we successfully lower your tax bill.