San Antonio Neighborhoods
Cibolo,
Northeast of San Antonio
A fast-growing city in western Guadalupe County on the northeast edge of the San Antonio metro, about 4 miles from JBSA-Randolph's main gate by way of FM 78, mostly inside SCUCISD, with established subdivisions and new homes still going up.
Questions about Cibolo? Call me at (919) 800-9870
Cibolo is a city in western Guadalupe County, on FM 78 northeast of San Antonio, and its City Hall sits about 4 road miles from JBSA-Randolph's main gate. Schertz-Cibolo-Universal City ISD serves most of the city, and the district's Byron P. Steele II High School is in Cibolo. Many homes are in subdivisions with HOAs, and D.R. Horton is selling new homes from about $350,000. For 2026, the average homestead in the city carried a taxable value of $342,341.
Tiffany Reed, REALTOR® | MRP · Data current as of October 2026 · Sources: City of Cibolo · City of Cibolo 2026 tax hearing notice · Texas Education Agency · D.R. Horton- Some new developments beside Cibolo, such as Legendary Trails and Cibolo Farms, sit in the city's ETJ rather than inside city limits, so they pay no city tax; check the city line for each address.
- For 2026, a homestead inside Cibolo and SCUCISD pays four taxing units: City of Cibolo, Guadalupe County, the county's lateral road fund and SCUCISD. Combined, that's $1.9777 per $100, or $2.0977 if SCUCISD voters approve the district's higher rate on November 3, 2026.
- The City of Cibolo gives no general homestead exemption; SCUCISD's homestead exemption is $140,000.
- Electricity comes mainly from GVEC, and water from either the City of Cibolo or Green Valley Special Utility District, depending on the address.
- The Crossvine, off FM 1518 south of Cibolo, is not part of Cibolo: the community and its amenity center are inside Schertz city limits, in Bexar County.
What makes Cibolo
different?
Cibolo takes its name from Cibolo Creek, which forms the line between Guadalupe and Bexar counties; cíbolo is Spanish for buffalo. Jacob Schlather bought land in the area in 1867 among mostly German neighbors, and in 1877 a rail line, the Galveston, Harrisburg and San Antonio Railway, came through with a station called Cibolo Valley. A post office named Cibolo opened in 1883, and Cibolo High School graduated its first class in 1920. The city dates its vote to become an independent township to October 9, 1965. Randolph Air Force Base and the expansion of San Antonio have been the biggest influences on Cibolo's economy.
Both influences show in the numbers. Cibolo had 3,035 residents in 2000 and 32,276 in the 2020 census, more than ten times as many. The city sits along FM 78 and runs north to south along FM 1103, with I-35 to the north and I-10 to the south.
Cibolo's own shopping is mostly everyday errands, and the old Main Street has a handful of local restaurants. For bigger shopping, health care and dining, you'll drive to the neighboring cities along I-35 and FM 78, including Schertz, Universal City and Live Oak.
Moving to Randolph or Fort Sam Houston and comparing the northeast side?
The free San Antonio Relocation Guide sets Cibolo next to Schertz and Universal City, with how each one lines up for a Randolph or Fort Sam Houston assignment.
Get the Free Relocation GuideIs Cibolo a good fit for you?
Cibolo is a good fit if you want:
- FM 78 running straight from the city to Randolph's main gate (the JBSA table has the miles)
- A newer house in a planned subdivision, usually with an HOA, rather than an older home on an established street
- SCUCISD schools for most addresses, including elementary, intermediate, junior high and high school campuses inside the city
- New construction from a builder that's still selling, alongside resale homes in established subdivisions
- City ball fields, disc golf and trails, with Natural Bridge Caverns and New Braunfels each about 13 to 15 miles away
What are the main subdivisions
in Cibolo?
Much of Cibolo is laid out in planned subdivisions, many with their own homeowners association. The subdivisions below are all inside Cibolo city limits, in Guadalupe County and SCUCISD. The Crossvine, a master-planned community a few miles south of Cibolo, is actually in Schertz, so it's covered on the Schertz page. Some newer developments next to the city, such as Legendary Trails and Cibolo Farms, are in Cibolo's extraterritorial jurisdiction (ETJ), the unincorporated band just outside the city that pays no city tax, rather than inside city limits.
Steele Creek
A D.R. Horton community inside city limits at 404 Steele Rapids, selling new homes from about $350,000, with one- and two-story plans of three to five bedrooms, and community amenities that include a pool and splash pad, a fitness center and a clubhouse, with an HOA.
Bentwood Ranch
An established subdivision of about 729 lots, with an HOA. Wiederstein Elementary is about a mile away. Homes here come up as resales, so compare the age of the roof and systems on each listing.
Buffalo Crossing
About 418 lots in the original section plus 235 in Buffalo Crossing II, with its own HOA. The Reserve at Buffalo Crossing is a separate subdivision with its own HOA, so check which one a listing belongs to before you look up dues.
Saddle Creek Ranch and Turning Stone
Saddle Creek Ranch, with about 811 lots, is the largest subdivision on this page and has its own HOA. Turning Stone (about 595 lots) and Mesa at Turning Stone (about 285 lots) are two separate subdivisions, each with its own HOA.
Charleston Parke
A smaller subdivision of about 216 lots, with an HOA. If you'd rather have fewer neighbors than in the bigger subdivisions, put it on the list.
Data current as of October 2026 · Sources: City of Cibolo HOA directory · City of Cibolo subdivision map · D.R. Horton, Steele Creek · U.S. Census Bureau boundary data
How much do homes cost
in Cibolo?
For 2026, the average homestead taxable value in Cibolo is $342,341, up 1.46% from $337,425 in 2025. Because it's counted after exemptions and the 10% yearly limit on homestead appraisal increases, it isn't a sales price and can trail what homes actually sell for. New construction at Steele Creek starts at about $350,000. To see where resale prices actually land, I've put live Cibolo listings and recent sales right under this section. They update on their own, so the numbers stay fresh.
How much are property taxes in Cibolo?
Four taxing units appear on a typical Cibolo homestead bill. Together their 2026 rates come to $1.9777 per $100 of taxable value. SCUCISD has a tax rate election on November 3, 2026: if voters approve it, the district's rate rises to $1.1969 and the total to $2.0977.
| Taxing unit | 2026 rate per $100 | General homestead exemption |
|---|---|---|
| Schertz-Cibolo-Universal City ISD | $1.0769 ($1.1969 if the Nov. 3 election passes) | $140,000 (plus $60,000 if 65 or older or disabled) |
| City of Cibolo | $0.5515 | None; $5,000 if 65 or older or disabled |
| Guadalupe County | $0.2964 | 1% (at least $5,000) |
| Guadalupe County Lateral Road | $0.0529 | 1% (at least $5,000) plus $3,000 |
| Combined 2026 rate | $1.9777 ($2.0977 if the election passes) | Exemptions apply unit by unit |
Worked out on the city's average homestead taxable value of $342,341, with each unit's homestead exemption applied, the 2026 bill comes to about $5,244, or about $5,487 if the SCUCISD election passes. No hospital district or emergency services district applies inside the city, which runs its own fire department. Guadalupe County also has several municipal utility districts (MUDs), mostly outside city limits, so check the record for any home: search the address on the Guadalupe Appraisal District property search.
Apply for the homestead exemption through Guadalupe Appraisal District after you move in; its forms page has the application. Guadalupe Appraisal District's general filing deadline is April 30. Closing after January 1 doesn't rule it out: if the previous owner didn't claim a homestead exemption on the house that year, yours can apply to the rest of it. Missed it? Guadalupe Appraisal District can still accept the application within two years of when that year's taxes went delinquent (Tax Code Section 11.431), or within five years for a disabled veteran (Section 11.439). Section 11.131 can remove the homestead's property tax entirely when the VA rates a veteran's service-connected disability at 100%, or pays individual unemployability at the 100% rate.
Data current as of October 2026 · Sources: City of Cibolo, Notice of Public Hearing on Tax Increase (2026) · Guadalupe Appraisal District, 2026 Tax Rate Summary · SCUCISD tax rate election · Texas Comptroller, Form 50-114.
(OCT 02, 2026 - NOV 01, 2026)
Which schools serve
Cibolo?
Most of Cibolo is in Schertz-Cibolo-Universal City ISD, a district of 14,764 students across 17 schools in 2025-26. In 2025-26 the district ran elementary schools from pre-K through grade 4, intermediate schools for grades 5 and 6, junior highs for grades 7 and 8, and high schools for grades 9 through 12.
Several of those campuses are in Cibolo itself: Wiederstein, Cibolo Valley and Watts elementary schools, Schlather and Barbara Jordan intermediate schools, Dobie Junior High on West Borgfeld Road, and Byron P. Steele II High School on FM 1103. Steele, Dobie, Schlather and Wiederstein are Texas Purple Star campuses for 2026 to 2028, a state designation for schools that support military-connected students, each with a named military liaison. Which elementary, intermediate and junior high a home is zoned to depends on the street; the answer for an address comes from SCUCISD's district street index, and the campus's annual report is at tea.texas.gov.
Is there new construction in Cibolo?
Yes. D.R. Horton's Steele Creek is selling inside city limits (details are in the subdivision section above), and Lennar is building at Grace Valley, just outside the city in its ETJ. A builder's contract is written by the builder, not the standard Texas resale form, so ask what's included in the base price, what the lot premium is, and how deposits and delays are handled before you sign, and get the builder's answer on a low appraisal in writing.
Before you tour a Cibolo home: what to decide
Cibolo is mostly subdivisions, so the big choices are about the house and the HOA.
- Approval and monthly comfort. Know what you're approved for and the payment you want, which may be lower. Tax rates aren't identical across every Cibolo subdivision, so price alone doesn't tell you the payment.
- Which HOA, and its rules. Buffalo Crossing and the Reserve at Buffalo Crossing are separate associations, for example. Tell me your deal-breakers on leasing, RV or boat parking, fences and pets, and I'll look into the right one's rules before you tour.
- The SCUCISD campus. Decide how much the campus matters to you, then confirm it by street in SCUCISD's index rather than relying on the listing.
- New or resale. Steele Creek is still selling new homes. Decide whether you want new, a resale or either, plus must-haves like a single story or a fenced yard and deal-breakers like a busy road behind the house.
- Getting to work. If you know where you'll work, drive from Cibolo to that gate or office at the times you'd actually be on the road.
Can you use a VA loan in Cibolo?
Yes. Buyers with their full entitlement have no VA cap on the loan amount; the lender's approval is what sets it. If you're still using part of your entitlement on another VA loan, the Guadalupe County conforming limit, published by FHFA at fhfa.gov every November or December, sets your limit. My free VA loan guide has more.
How far is Cibolo
from JBSA installations?
Nearly the whole drive from Cibolo City Hall (200 S. Main St.) to Randolph's main gate is on FM 78. The drive to Fort Sam Houston follows FM 78, FM 1976 and Rittiman Road. Lackland and Camp Bullis are across the city, on its west and northwest sides. Mileage is measured by road from City Hall.
| JBSA-Randolph (Lindsey Gate) | ~4 miles via FM 78 |
| JBSA-Fort Sam Houston | ~16 miles to the Harry Wurzbach East Gate via FM 78, FM 1976 and Rittiman Road |
| JBSA-Lackland | ~33 miles to the Luke East Gate via FM 78, Loop 1604, then I-10 and US-90 |
| JBSA-Camp Bullis | ~30 miles to the main gate via FM 3009, I-35, Loop 1604 and I-10 |
| San Antonio International Airport | ~19 miles via FM 3009 and I-35 |
Randolph's Lindsey (Main) Gate is the one open 24 hours. My Randolph AFB housing guide compares Cibolo with the other cities around the base, and the military relocation page covers every JBSA location.
How does a normal week go
in Cibolo?
Daily life in Cibolo is mostly a short-drive routine: the grocery store, the ball fields, school pickup. The old downtown along Main Street has a few places to eat, and for a bigger store, a doctor's visit or more restaurant choices, you head a few miles over to the neighboring cities on the interstate or FM 78.
Weekends open up to the north, with caverns, a drive-through wildlife park, a river town and a big lake all within about 35 miles. The trade-off is that the bigger stores and the hospitals are in other cities, not in Cibolo.
Parks and outdoors
- Niemietz Park, 618 FM 78: ball fields, a football field, basketball, a lighted pavilion, a playground and walking trails
- Schlather Park, 174 Wiedner Road: an 18-hole disc golf course, outdoor fitness equipment and trails
- Veterans Memorial Park, 3864 Cibolo Valley Drive: basketball, soccer, a playground and a POW memorial
- Cibolo Sports Complex, 176 FM 78, run by the Cibolo Family YMCA, with a Miracle League field and softball and soccer fields
Food and groceries
- H-E-B, 850 FM 1103
- On Main Street: Kindling Texas Kitchen (209 N. Main) in a house more than a century old, Harmon's BBQ (102 S. Main), The Rooted Fork (201 N. Main) for breakfast and lunch, and 1908 House of Wine & Ale (207 N. Main)
Community and culture
- City events through the year: Cibolofest each October, Cibolo Summer Nights, an Easter egg hunt and Holidays on Main in December
- Schertz Public Library, which serves Cibolo residents through an interlocal agreement
Nearby trips and services
- Natural Bridge Caverns, which calls itself the largest commercial cavern in Texas, about 13 miles away, and Natural Bridge Wildlife Ranch, a drive-through park with more than 500 animals, about 15
- New Braunfels' downtown, roughly 15 miles away by FM 1103 and I-35, and Canyon Lake, about 33 miles to the dam
- Hospitals: Methodist Hospital Northeast in Live Oak and CHRISTUS Santa Rosa Hospital in New Braunfels
- Utilities: GVEC for most electricity, the City of Cibolo or Green Valley SUD for water, and CenterPoint Energy for natural gas. City water comes through the Canyon Regional Water Authority from the Guadalupe River and the Carrizo Aquifer.
Data current as of October 2026 · Sources: City of Cibolo parks · City of Cibolo events · Schertz Public Library · City of Cibolo water · Natural Bridge Caverns · Natural Bridge Wildlife Ranch · each business's own website
What buyers ask about
Cibolo.
What school district is Cibolo in?
Most of Cibolo is in Schertz-Cibolo-Universal City ISD, which had 14,764 students in 2025-26. Campuses in the city include Wiederstein Elementary, Schlather Intermediate, Dobie Junior High and Byron P. Steele II High School. The street decides the campus, so check SCUCISD's street index, then look the campus up on tea.texas.gov for its yearly results.
How close is Cibolo to JBSA-Randolph, and does it suit a Randolph assignment?
About 4 driving miles from Cibolo City Hall to Randolph's main gate, almost all of it on FM 78. Fort Sam Houston is about 16 miles, Camp Bullis about 30 and Lackland about 33. Cibolo is a practical choice if you want a newer subdivision home and SCUCISD close to Randolph. Drive times vary by time of day, traffic, and gate. Check current conditions for your route before deciding.
What are home prices in Cibolo?
Cibolo's average homestead was taxed on a value of $342,341 for 2026, a number that comes from appraisals, not sales. D.R. Horton's Steele Creek is selling new homes from about $350,000. I keep current Cibolo listings and recent sales on this page so you can check prices anytime.
Is there new construction in Cibolo?
Yes. Steele Creek, by D.R. Horton, is selling inside city limits, and Lennar's Grace Valley is just outside the city.
What is the property tax rate in Cibolo?
For a 2026 homestead inside city limits and in SCUCISD, the city, Guadalupe County, the county lateral road fund and SCUCISD add up to $1.9777 per $100, or $2.0977 if voters approve SCUCISD's higher rate on November 3. On the city's average homestead taxable value, that's roughly $5,244 or $5,487 a year after exemptions.
How does Cibolo compare to Schertz?
They share a border and SCUCISD serves most of both. Cibolo is essentially a Guadalupe County city, while Schertz spreads across Guadalupe, Bexar and Comal counties and includes older neighborhoods by Randolph as well as master-planned communities like The Crossvine. Cibolo's 2026 average homestead taxable value is $342,341 and Schertz's is $327,222.
Who provides utilities in Cibolo?
GVEC is the city's main electric provider. Water comes from the City of Cibolo or Green Valley Special Utility District depending on the address, Green Valley SUD bills sewer, and CenterPoint Energy supplies natural gas. Confirm the providers for the specific home before you close.
What working with me looks like
for Cibolo buyers.
A Randolph assignment or an out-of-state move can mean picking a Cibolo home quickly and from a distance.
- Homework first, tour second. I ask for the seller's disclosure and any inspection reports from past sales, and I find out how old the roof, HVAC and water heater are. If a house has a deal-breaker, you'll know before you book the showing.
- Being here in person is optional. I'll show you the home over video, room by room, so you can offer on it from wherever you are.
- New construction in Cibolo? I'm with you start to finish. Contact me before your first model home visit, since some builders won't accept an agent who comes in later. I go with you to the models, run the negotiation with the builder, and I'm at each walkthrough through the final one. Read more about buying a new build on my new construction page.
- Lender introductions are part of it, including lenders who work with VA loans every day.
- When you find your Cibolo home, I prepare the offer and negotiate for you.
- After that, I keep everything moving. I schedule inspections, watch over the appraisal and closing steps, and walk the home with you one final time before you sign.
Thinking about
Cibolo?
Share your timeline, your budget and the gate or office you'll drive to, then send me the Cibolo homes you'd like to see and I'll book the showings. On your own for now? Browse Cibolo homes for sale.
Let's Talk About Your Next MoveTiffany Reed, REALTOR® | MRP | Real Broker LLC
(919) 800-9870 | tiffany@tiffanyreedtx.com | tiffanyreedtx.com
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