Hill Country Communities
Esperanza,
Boerne
A 1,700-acre master plan off SH 46 on Boerne's east side, with six builders, a lazy river at The Club, more than 20 miles of trails, Herff Elementary on its main boulevard, and a water district on the tax bill where a city tax would be.
Questions about Esperanza? Call or text me at (919) 800-9870
Esperanza is a 1,700-acre master-planned community on SH 46 east of downtown Boerne, in Kendall County and Boerne ISD (Boerne Independent School District). It sits outside Boerne's city limits, and in place of a city tax each lot pays a water control and improvement district, WCID No. 2A or 2B, for a 2026 combined rate of $2.3345 per $100. In the main community, five builders start from about $475,000, and Toll Brothers builds the age-restricted (55+) Regency at Esperanza from about $407,000. Camp Bullis's main gate is about 19 miles away.
Tiffany Reed, REALTOR® | MRP · Data current as of October 2026 · Sources: Kendall Appraisal District · Kendall County WCID No. 2A and 2B records · Esperanza · OpenStreetMap routing (OSRM)- Esperanza is in Boerne's extraterritorial jurisdiction (ETJ), not the city. Each lot falls in one of two water districts, Kendall County WCID No. 2A or No. 2B, and both charge $0.95 per $100 (No. 2B has adopted that rate for 2026; No. 2A has proposed it, unchanged from 2025).
- A $600,000 home you live in owes about $12,540 a year in a WCID No. 2A village and $12,600 in a No. 2B village, roughly $1,045 to $1,050 a month, before insurance and HOA dues. The water district sends its own bill, separate from the Kendall Appraisal District's.
- Base prices in the main community run from about $475,000 (Chesmar's 50-foot series) to the $850,000s (Perry's 80-foot series), across five builders. Toll Brothers' age-restricted (55+) Regency at Esperanza starts at about $407,000.
- Herff Elementary is at 604 Esperanza Boulevard, inside the community. Boerne ISD lets incoming ninth graders choose between Boerne High School and Champion High School, with the bus running only to the zoned campus.
- The Club's pools are open 10 a.m. to 8:30 p.m. and close on Wednesdays from Memorial Day through Labor Day; the fitness center is open 24 hours.
What's it like to live
in Esperanza?
A weekday here runs along Esperanza Boulevard. Herff Elementary is on it, and The Club sits just off it with a big pool, a lazy river that wraps around the building, a splash pad and a gym that never closes. Evenings, people walk dogs to Rover Oaks Bark Parque, which has separate yards for big and small dogs, or head for the sand volleyball courts at Roca Loca Beach. More than 450 of the 1,700 acres stay open as parks, ponds and greenbelt, and the trails add up to over 20 miles.
Groceries and most errands mean a drive into Boerne, about 5 miles west on SH 46. Yards here are watered with reclaimed water from the City of Boerne, carried in its own purple pipe and metered at each house. The trade-off is that Esperanza is still being built: in the newer villages, expect empty lots, framing crews and construction traffic next door for a while. And you'll get two property tax bills a year, one from the Kendall Appraisal District and one from the water district.
For the town of Boerne itself, its Main Street, parks and in-city neighborhoods, see my Boerne page. To compare Esperanza with George's Ranch, Cordillera Ranch, Fair Oaks Ranch and the communities up US-281, my Hill Country area page puts them side by side.
More about what "ETJ" means for Esperanza
An extraterritorial jurisdiction is the band of land just outside a Texas city's limits where the city still has some say over how land is subdivided, but no power to tax. Esperanza's water districts were set up under an agreement with the City of Boerne to pay for the community's water, sewer, drainage and roads, and they're meant to last until the city annexes them. The city already supplies Esperanza's water, sewer, natural gas, reclaimed water and trash pickup, charging out-of-city rates for water, sewer and gas.
The City of Boerne is also building its Fire Station No. 2 on Esperanza Boulevard, with completion estimated for August 2027.
Building new in Esperanza?
My New Construction Buyer Guide covers what a builder's contract asks of you, how a base price grows into a final price, and the inspections I recommend at each stage of a build.
Get the New Construction GuideIs Esperanza a good fit for you?
It's a good match if you want:
- A new build from a choice of six builders, on homesites from 45 to 90 feet wide, or a resale in one of the finished villages
- A neighborhood elementary school, a pool club and miles of trails inside the community instead of a drive away
- Boerne ISD and a Boerne address, with the town's shops and restaurants a short drive west
- A budget that starts around $475,000 for a new build and carries a tax rate about $0.47 per $100 above an in-city Boerne home
- Camp Bullis as your installation, about 19 miles by road, knowing Fort Sam Houston, Lackland and Randolph are 36 to 42 miles away
What are Esperanza's villages,
and who is building there now?
Esperanza is laid out in 16 villages: Altamira, Bella Vista, Bravada, Condessa, El Prado, El Vaquero, Encinal, Glorieta, Ladera, Las Brisas, Las Colinas, Loma Linda, Lomita, Marbella, Quintana and Soledad. Each village has its own rules on top of the community-wide ones, so read both for any house you're considering. Condessa and Marbella are age-restricted (55+) villages.
All six builders below are selling now. A base price is where a builder's plans begin, on a standard homesite before lot premiums, upgrades and incentives. Builders also group plans by homesite width: a 60-foot series sits on lots about 60 feet across.
| Builder | Homesites | Home sizes (sq ft) | Building now? |
|---|---|---|---|
| Chesmar Homes | 50-foot series | 1,807 to 3,667 | Yes, from about $475,000 |
| Perry Homes | 50, 60 and 80 feet | 2,100 to 5,000 | Yes, from the $560,000s |
| Scott Felder Homes | 60 feet | 2,314 to 4,015 | Yes, from about $580,000 |
| Drees Custom Homes | 70, 80 and 90 feet | 2,836 and up | Yes, from about $700,000 |
| Highland Homes | Altamira village | About 3,000 to 4,000 | Yes, from the $700,000s |
| Toll Brothers, Regency at Esperanza (55+) | 45, 55 and 65 feet | 1,625 to 3,068 | Yes, from about $407,000 |
Chesmar, Perry and Scott Felder
These three have the lowest starting prices in the main community, though Perry's 80-foot series begins above where Drees and Highland start. Chesmar builds a single 50-foot series, with its sales office at 226 Navarro, and Scott Felder Homes' model is at 214 Navarro. Perry Homes builds in three widths: its 50-foot series starts in the $560,000s, the 60-foot series in the $660,000s and the 80-foot series in the $850,000s, with plans up to 5,000 square feet.
Drees and Highland
Both start in the $700,000s. Drees Custom Homes' 80- and 90-foot homesites start at about $820,000, above its 70-foot series. Highland Homes is selling in Altamira, a new phase on the north side, where its model is the Byron plan at 500 Dulce Vista; its move-in-ready homes there run about 3,000 to 4,000 square feet, each with a three- or four-car garage.
Regency at Esperanza
Regency is the age-restricted (55+) part of Esperanza, where Toll Brothers is the only builder and more than 500 single-level homes are planned. Its three collections start at about $407,000 (Flamenco), $485,000 (Sardana) and $605,000 (Zambra), with the sales office and models at 103 Miraval. Regency has a private amenity center of its own, The Hacienda, with a pool, a fitness center, pickleball and bocce courts and a community garden, and Regency owners can use Esperanza's community-wide amenities too.
Resales in the earlier villages
Esperanza's first water district held its election in 2014, and homes have gone up village by village since, so resales in the finished villages come up alongside the new builds. A resale usually has the fence, blinds and yard already done; a new build comes with a builder warranty and your pick of finishes. The live listings further down this page show both.
Data current as of October 2026Sources
What should you know before buying
a new build in Esperanza?
Mostly three things: the base price is a starting point, the tax bill on a new build changes after the first year, and a quick resale has to compete with the builders.
- The final price. Lot premiums, structural options and design-center upgrades all go on top of the base price. Builder incentives often come tied to the builder's own lender or title company, so decide early whether you're open to that.
- The second-year tax bill. The first bill on a new build can be figured on the lot alone, or on a half-built house as of January 1. Budget for the full bill from the second year on.
- How long you'll own it. Six builders are still selling here, and Toll Brothers, Drees and Perry are also building on one-acre homesites at George's Ranch, a few miles east. A sale in the next few years puts your house up against brand-new ones and the builders' incentives, so plan to hold it longer, or to keep it as a rental if orders move you.
Before you set foot in any Esperanza model, call or text me. I'll be beside you at the model visits and handle the negotiating with the builder: price, incentives, closing costs and upgrades. My commission on a new build is paid by the builder. What happens after the contract, from following the build to the final walkthrough, is laid out on my new construction page.
How far is Esperanza from Camp Bullis,
the Medical Center and downtown?
Camp Bullis's main gate is about 19 miles from the model homes on Navarro, and the other three installations are 36 to 42 miles away. The north streets around Dulce Vista add close to a mile.
| Installation (nearest 24/7 gate) | From Navarro (models) | From Dulce Vista (north side) |
|---|---|---|
| Camp Bullis (main gate) | 19 mi | 20 mi |
| Fort Sam Houston (Harry Wurzbach East Gate) | 36 mi | 37 mi |
| Lackland (Luke East Gate) | 38 mi | 39 mi |
| Randolph (Lindsey Gate) | 42 mi | 43 mi |
Every route starts the same way: out Esperanza Boulevard to SH 46, west into Boerne, then Herff Road and Main Street to I-10. From there it's south on I-10 to Talavera Ridge and Old Camp Bullis Road for Camp Bullis; on to Loop 410 and Military Drive for Lackland's Luke East Gate; down to Hildebrand Avenue and Harry Wurzbach Road for Fort Sam Houston; or east on Loop 1604 to FM 78 for Randolph. For gate hours and on-post housing, see my Camp Bullis page.
How far is Esperanza from the Medical Center, downtown and the airport?
| Destination | From Navarro (models) | From Dulce Vista (north side) |
|---|---|---|
| Medical Center (University Hospital) | 27 mi | 27 mi |
| San Antonio International Airport | 32 mi | 33 mi |
| Downtown San Antonio (City Hall) | 34 mi | 35 mi |
Live Esperanza listings sit just below. I set them up to update automatically, so you'll see today's new builds, the builders' move-in-ready homes and resales in the older villages at their current prices.
(SEP 27, 2026 - OCT 27, 2026)
How much are property taxes
in Esperanza?
The 2026 rate is $2.3345 per $100 of taxable value, paid on two bills. The Kendall Appraisal District bills $1.3845 for Boerne ISD, the county and the Cow Creek Groundwater Conservation District, and the water district bills its own $0.95. There's no City of Boerne line.
- Homestead exemption: a cut in the taxable value of your own home, applied for one time with the appraisal district. Boerne ISD's is $140,000. Kendall County and the Cow Creek district have no general homestead exemption.
- WCID (water control and improvement district): a Texas Water Code district that sells bonds to build a community's water, sewer, drainage and roads, then taxes the homes inside it to repay them. Esperanza is split between Kendall County WCID No. 2A and No. 2B. No. 2A takes 1% off a homestead's value ($5,000 at least); No. 2B taxes the full value.
- Proposed rate: WCID No. 2A's 2026 rate went to its October 21 hearing as a proposed $0.95, the same as 2025. No. 2B adopted $0.95 for 2026.
The table uses a $600,000 house you live in, close to the $619,000 average 2026 homestead value in WCID No. 2A, with the standard homestead exemptions.
| Where the home is | 2026 rate per $100 | Yearly tax, $600,000 homestead | Per month |
|---|---|---|---|
| Esperanza, a WCID No. 2A village | $2.334500 (district rate proposed) | About $12,540 | About $1,045 |
| Esperanza, a WCID No. 2B village | $2.334500 | About $12,600 | About $1,050 |
| For comparison: inside Boerne city limits | $1.863500 | About $9,770 | About $815 |
Homeowners insurance and the HOA's quarterly dues come on top of these. If you move and lease the house out, the homestead exemption stops: the same $600,000 house would owe about $14,010 a year in either district, roughly $1,410 to $1,470 more.
More about the four units on an Esperanza tax bill
For 2026, Boerne ISD is $1.006500, Kendall County $0.373000 and the Cow Creek Groundwater Conservation District $0.005000, all on the appraisal district's bill. The water district adds $0.950000 on a separate bill of its own. No. 2B splits its 2026 rate into $0.18 for operations and $0.77 for debt. No. 2A's 2025 rate went $0.63 to water, sewer and drainage debt, $0.26 to road debt and $0.06 to operations.
Search the address at kendallad.org for the units on the appraisal district's bill. The water district bills separately, and the Notice to Purchaser for the lot names which one it's in.
Why the water district costs more than a city tax would
A city spreads its costs over thousands of homes. Each Esperanza district pays back bonds for the pipes, drainage and roads in its own part of the community, so only those homes share the cost. On a $600,000 homestead, the WCID line is about $5,640 in No. 2A and $5,700 in No. 2B, compared with about $2,875 for the City of Boerne's own rate on that house if it sat inside town.
Voters in No. 2A have approved about $92.3 million in bonds for water, sewer and drainage and $28.2 million for roads, and about $39.9 million and $17.2 million of those had been issued as of September 2025. No. 2B has approved about $158.9 million and $73.4 million and had issued about $8.6 million as of September 2026. Both districts can sell more of what's approved, and each sets its rate every year.
More about homestead, 65+ and disabled veteran exemptions
Once you've moved in, send Form 50-114 to the Kendall Appraisal District. Buying a resale whose seller already had the exemption that year? Theirs stays on that year's bill, and yours starts the following January (file by April 30). On a new build, or any house nobody claimed it on that year, yours covers the months you own it in the closing year, as long as the form is in within 12 months of closing.
From the year after your exemption first applies, the taxable appraisal on the house is limited to a 10% rise each year, apart from anything new you add.
Homeowners 65 and up, and homeowners with a disability, get more: Boerne ISD adds $60,000 to its exemption and Kendall County gives $10,000, and both freeze their tax from then on. WCID No. 2A also gives $10,000; No. 2B's latest posted exemption resolution, for 2025, gives none.
A disabled veteran files Form 50-135 for a fixed amount off one property's value, set by the disability rating: $5,000 for a 10 to 29% rating, $7,500 for 30 to 49%, $10,000 for 50 to 69% and $12,000 for 70% and up. A 100% rating, or individual unemployability paid at the 100% rate, exempts the homestead from property tax entirely, and an unremarried surviving spouse keeps that exemption.
Data current as of October 2026 · Sources: Kendall Appraisal District, 2026 Adopted Tax Rates and Exemptions · Kendall County WCID No. 2A (2025 tax order, 2026 exemption resolution, 2026 notice of public hearing, Notice to Purchaser) · Kendall County WCID No. 2B (2026 tax rate, 2025 exemption resolution, Notice to Purchaser, FAQ) · Texas Comptroller, exemptions · Texas Comptroller, disabled veteran exemptions · Texas Tax Code §23.23
Which schools serve
Esperanza?
Boerne ISD, a district of 14 campuses and more than 11,200 students covering most of Kendall County. Herff Elementary, a PreK through 5th grade campus, is inside the community at 604 Esperanza Boulevard.
- Middle and high school: assigned by address. Boerne ISD's high school zones follow its middle school zones: Boerne Middle School North feeds Boerne High School, Boerne Middle School South feeds Champion High School, and Voss Middle School splits between the two. Enter the street address in the district's InfoFinder lookup for the assigned campuses and bus route.
- High school choice: incoming ninth graders, and students enrolling in the district for the first time, may request the high school they aren't zoned for. The bus only runs to the zoned one, the district can turn down requests once a campus is at 90% of capacity, and a student who switches stays at that campus.
State report cards for every campus are at tea.texas.gov. Addresses near a zone line are confirmed by the district's administrative services office.
Data current as of October 2026 · Sources: Boerne ISD attendance zones · Boerne ISD high school choice · Herff Elementary
What is there to do
in and around Esperanza?
Inside Esperanza, most of it is outdoors and close enough to walk, and a full-time lifestyle coordinator plans resident events through the year. For anything bigger than a trip to the pool, you'll be driving into Boerne.
Inside Esperanza
- Roca Loca Lawn, an open-air stage and event lawn with space for food trucks
- Roca Loca Forest, a nature play area
- Three pickleball courts next to The Club
- Fishing ponds and pocket parks along the trail system
- The Club's community room, which owners can rent for $150 for four hours plus a $300 deposit
In Boerne
- H-E-B at 420 West Bandera Road, about 5 miles
- Main Plaza and the shops and restaurants along Main Street, about 4.5 miles
- The Cibolo Nature Center, 140 City Park Road, about 3 miles, part of The Cibolo's more than 160 protected acres; new Esperanza homeowners get a two-year membership
- The Cibolo's Herff Farm, 33 Herff Road, about 4 miles
More about utilities in Esperanza
The City of Boerne supplies water, sewer, natural gas, reclaimed water for irrigation, and trash pickup. Because Esperanza is outside the city, water, sewer and gas are billed at the city's out-of-city rates, while reclaimed water and trash are billed at in-city rates. Pedernales Electric Cooperative (PEC) provides electricity, and GVTC provides phone and internet.
Data current as of October 2026 · Sources: Esperanza amenities · Esperanza pickleball courts · Esperanza green initiatives · Esperanza Community Association FAQs · The Cibolo · Kendall County WCID No. 2B FAQ · driving miles by OSRM on OpenStreetMap from 218 Navarro
What should you decide
before touring Esperanza?
Six builders and sixteen villages make for a lot of model homes. These questions narrow it down before the first one.
- The payment you're comfortable with. A lender's approval and a payment that leaves room in your budget are two different numbers. Here the taxes alone run about $1,045 a month on a $600,000 home, so add insurance and HOA dues and look at the whole monthly number before picking a price range.
- Whether the school district weighs in. If it does, check each address in Boerne ISD's lookup for its middle and high school, and decide whether you'd use the high school choice in ninth grade.
- HOA and village rules you can't live with. Parking a boat or trailer, fencing for a big dog, leasing it out when orders come: tell me what would end it for you, and I'll find out the rules before you tour.
- Your must-haves and deal-breakers. A single-story plan, a 60-foot homesite or wider, a short walk to The Club or the trails, a new build or a finished resale. Sort them into the ones you'd trade away and the ones that end the search.
- The drive at the hour you'd make it. Every trip out funnels through Boerne on SH 46 and Main Street before I-10. Drive it on a weekday morning, at the time you'd leave for your gate or office.
- The water district notice. You'll sign the district's Notice to Purchaser, usually before the contract and no later than closing. Read the bond lines: they show how much the voters approved and how much has been sold so far.
What working with me looks like
in Esperanza
I'm Tiffany Reed. Along with being an Army wife, I hold the Military Relocation Professional (MRP) certification and sell homes with Real Broker as a REALTOR®. Many of my clients buy before they've set foot in San Antonio, and some move in the day they arrive.
- Once the build starts. After the model visits and the negotiation, I keep up with the build from slab to finish and show up at each walkthrough with the inspection report, then go over all of it with you, item by item. Already toured a model on your own? Let me know, and I'll ask the builder if adding me is still possible.
- Inspections. On any purchase, I recommend at least a general home inspection and a sewer scope, and on a new build an inspection at each stage. I coordinate the ones you choose.
- Resales in the older villages. Ahead of each resale tour, I request the disclosure the seller filled out and any past inspection reports, and I look into how old the water heater, HVAC and roof are.
- Buying from out of state. I'll take you through houses on a live video call, so a decision doesn't wait on a plane ticket.
- Keeping it as a rental later. Thinking you'll lease it out after orders come? For the houses at the top of your list, I pull rental comps so you can weigh what it would likely rent for against the mortgage.
- Lenders, the offer and closing. If you don't have a lender yet, I'll put you in touch with a few, including VA lenders. Once you've picked the house, I draft and negotiate the offer, schedule the inspections and do a final walkthrough with you right before you sign.
What do buyers ask
about Esperanza?
What is the tax rate in Esperanza, Boerne?
For 2026 it totals $2.3345 per $100. The Kendall Appraisal District bill carries $1.3845 (school district, county and groundwater district), and the water district bill adds $0.95, whether the lot is in WCID No. 2A or No. 2B. No. 2B's rate is adopted; No. 2A's is proposed at its 2025 level. A $600,000 homestead pays about $12,540 to $12,600 a year.
How much are HOA fees in Esperanza?
The Esperanza Community Association bills dues quarterly, due January 1, April 1, July 1 and October 1, and sends owners a letter each year with the amount. Goodwin & Company manages the association, and the builder's sales office or the seller can give you the current figure for a specific home. Architectural review requests carry a $150 fee.
Is Esperanza a 55+ community?
Esperanza as a whole isn't age-restricted. Regency at Esperanza is the age-restricted (55+) section inside it, built by Toll Brothers as single-level homes from about $407,000, with its own amenity center, The Hacienda.
Is Esperanza inside Boerne city limits?
No. It's in Boerne's extraterritorial jurisdiction, and homes pay a water district tax in place of the City of Boerne's $0.479. The city still provides water, sewer, gas, reclaimed water and trash service.
What are the pool hours at The Club in Esperanza?
The pools are open 10 a.m. to 8:30 p.m. and close on Wednesdays for cleaning from Memorial Day weekend through Labor Day weekend. The fitness center is open 24 hours. Each household can bring five guests a day, and residents stay with them for the visit. You'll need a fob to get into The Club, and the association issues the first two at no charge.
How big is the Esperanza master plan?
About 1,700 acres and 3,380 homes, by the developer's count, in 16 villages, with more than 450 acres of open space and over 20 miles of trails. The Lookout Group is the developer, and six builders are selling now.
How far is Esperanza from Camp Bullis?
About 19 miles from the model homes on Navarro to the Camp Bullis main gate, by way of SH 46, Boerne and I-10. Drive times vary by time of day, traffic, and gate. Check current conditions for your route before deciding.
Data current as of October 2026 · Sources: Kendall Appraisal District · Kendall County WCID No. 2A and 2B records · Esperanza Community Association FAQs · Esperanza Community Association · Toll Brothers, Regency at Esperanza · The Lookout Group, Esperanza · driving miles by OSRM on OpenStreetMap
Ready to see Esperanza
in person or on video?
Tell me which builders or homes caught your eye and when you need to move. I'll go with you to the models, tour resales with you or for you on video, and write the offer when a house feels right. Still browsing? See Esperanza homes for sale.
Let's Talk About Your Next MoveMRP · Licensed since 2022 · 35+ closed transactions · $12M+ in sales volume
Tiffany Reed, REALTOR® | MRP | Real Broker LLC
(919) 800-9870 | tiffany@tiffanyreedtx.com | tiffanyreedtx.com
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