San Antonio Areas
Far North
San Antonio
North of Loop 1604 along US-281, from Stone Oak's first golf-course streets to the gated sections of Kinder Ranch and the resort side of Cibolo Canyons. Three school districts share it, the city line stops well short of most of it, and Camp Bullis or Randolph is the closest installation.
Questions about Far North San Antonio? Call or text me at (919) 800-9870
Far North San Antonio is the land north of Loop 1604 along US-281, from Blanco Road east to Cibolo Creek and the Comal County line. Stone Oak, Sonterra and Encino Park are inside the city; Timberwood Park, Kinder Ranch, Cibolo Canyons and the newer Evans Road communities are not. North East, Comal and Judson ISD serve it, and 2026 tax rates run about $1.81 to $2.38 per $100. Camp Bullis is 11 to 21 miles away, Randolph 12 to 15 from the eastern communities, and new homes start around $390,000.
Tiffany Reed, REALTOR® | MRP · Data current as of October 2026 · Sources: Bexar County Tax Assessor-Collector · Bexar Appraisal District · OpenStreetMap routing (OSRM)- The San Antonio city line covers Stone Oak, Sonterra and Encino Park. Timberwood Park, Kinder Ranch, Estancia Ranch, Cibolo Canyons, Brookstone Creek and Langdon are in unincorporated Bexar County, with an emergency services district on the bill in place of city tax.
- Comal ISD has the highest school tax rate here and still produces the lowest bills, because it takes an extra 20% off a homestead's value. Taxes on a $450,000 homestead come to about $5,600 a year in Kinder Ranch or Estancia Ranch, against about $7,950 in Stone Oak.
- Cibolo Canyons is not part of the City of Cibolo. Its roughly 2,000 homes sit in unincorporated Bexar County, inside the Cibolo Canyons Special Improvement District, whose 2026 rate and 20% homestead exemption match the City of San Antonio's. The line between North East ISD and Judson ISD runs through the community.
- New homes start at about $390,000 with D.R. Horton in Brookstone Creek and $395,000 with Meritage in Estancia Ranch. In Kinder Ranch they start at about $560,000 and climb to Perry Homes' 70-foot homes in the $830,000s.
- From Stone Oak north to Kinder Ranch, Camp Bullis is the closest installation: about 11 miles from Sonterra, 14 from Stone Oak and 21 from Kinder Ranch. Out along Evans Road, Randolph's Lindsey Gate is closer, about 12 miles from Brookstone Creek and Langdon and 15 from Cibolo Canyons.
Where is Far North
San Antonio?
Start where US-281 crosses Loop 1604 and head north. Far North San Antonio runs from Blanco Road on the west to Cibolo Creek on the east, which is also the Comal County line, and up past Borgfeld Drive to where Bexar County ends. US-281 splits it down the middle, and almost every drive here starts on 281, Loop 1604 or one of the roads that feed them.
West of 281, Stone Oak Parkway, Huebner Road and Wilderness Oak carry you through Stone Oak and Sonterra, and Blanco Road climbs north past Timberwood Park to Estancia Ranch. East of 281, Encino Rio leads into Encino Park, Evans Road and TPC Parkway lead to Cibolo Canyons and the newest D.R. Horton streets, and Bulverde Road angles north toward Kinder Ranch. The main ZIP codes are 78258 around Stone Oak, 78259 for Encino Park and the south end of Bulverde Road, 78260 for Timberwood Park and Kinder Ranch, and 78261 for Cibolo Canyons and the communities off Evans Road.
Inside Loop 1604 is a different area. Hollywood Park, Shavano Park and the airport side of US-281 belong to North Central, a few miles closer to Fort Sam Houston. Keep going north past the county line and you're in Comal County and the City of Bulverde, which is Hill Country.
More about Far North's boundaries and mailing addresses
On the City of San Antonio's planning maps, "Far North" is a pocket inside Loop 1604 west of US-281, and Stone Oak gets a planning area of its own. On this page, Far North means what buyers and local news usually mean: everything north of Loop 1604 along US-281 in Bexar County, from Blanco Road to Cibolo Creek.
Mailing addresses here say San Antonio almost everywhere, and they don't tell you who taxes the home. Brookstone Creek even uses 78266, the ZIP code Garden Ridge shares, yet the land sits in unincorporated Bexar County with no city on the bill. The Bexar Appraisal District record is what settles it, through the list of units that tax the home. No City of San Antonio line there means no city tax and no city limits.
Still deciding between the north side and the rest of San Antonio?
The San Antonio Relocation Guide compares the metro's areas on property taxes, school districts and getting around, and explains how to buy a home before you move here.
Get the Relocation GuideIs Far North San Antonio a good fit for you?
Far North San Antonio is a good fit if you want:
- Camp Bullis or Randolph as your closest installation, knowing Lackland is 22 to 30 miles away
- A choice between 1980s and 1990s streets inside the city and homes built in the last few years outside it
- Hill Country ground: rolling lots and, in a few sections, homesites of half an acre or more
- A gated section of a master plan with a pool and trails, or a golf-and-resort setting around Cibolo Canyons
- New homes priced from about $390,000 to past $900,000
Which communities are in Far North San Antonio,
and who is building there?
Nine communities are in the table, from Stone Oak's established streets to Kinder Ranch and the Evans Road subdivisions that are still filling in. Six of them have a builder selling right now; Sonterra and Encino Park are resale only, and Cibolo Canyons is down to its last few new homes.
Every price below is a builder base price, meaning the least expensive plan on a standard homesite with no upgrades, lot premium or incentive figured in. Treat it as the entry point for that community. A series named for a width, like a 70-foot series, is built on homesites roughly that many feet across.
| Community | City or county | School district | Building now? |
|---|---|---|---|
| Stone Oak | Inside San Antonio | North East ISD | Yes, from about $426,000 |
| Sonterra | Inside San Antonio | North East ISD | No, pre-owned only |
| Encino Park | Inside San Antonio | North East ISD | No, pre-owned only |
| Timberwood Park | Unincorporated Bexar | Comal ISD; North East ISD in the south | Yes, from about $433,000 |
| Estancia Ranch | Unincorporated Bexar | Comal ISD | Yes, from about $395,000 |
| Kinder Ranch | Unincorporated Bexar | Comal ISD | Yes, from about $560,000 |
| Cibolo Canyons | Unincorporated Bexar | North East ISD or Judson ISD | Last few, from the mid $700,000s |
| Brookstone Creek | Unincorporated Bexar | North East ISD | Yes, from about $390,000 |
| Langdon | Unincorporated Bexar | Judson ISD | Final homes; no posted price |
Stone Oak
Stone Oak has a page of its own that walks through its property owners association and neighborhoods. New construction is scarce, but not gone. Perry Homes is building in Hidden Canyon, one of the POA's neighborhoods, from the $690,000s in its 55-foot series. Chesmar Homes is selling Centero at Stone Oak, about 21 acres on Huebner Road, from about $426,000. The homes are single-family, but the community is set up as a condominium, so a condominium declaration sets its rules and dues. Centero is surrounded by POA neighborhoods such as Hills of Stone Oak and Knights Cross, yet it isn't on the POA's list of member neighborhoods, so ask the POA whether it's inside the boundary.
Sonterra
Stone Oak's southern end, between Loop 1604 and Huebner Road, where its first homes went up in 1985. Most were built between the late 1980s and 2006, on lots of roughly 6,000 to 16,500 square feet, so lot sizes vary widely within the neighborhood. Of every community on this page, Sonterra is the closest to Camp Bullis and to the Medical Center.
Encino Park
East of US-281 along Encino Rio, inside city limits in ZIP 78259. Homes were built from 1984 to about 2006, and the lots run larger than most around here: a median of about 10,500 square feet, with some over a third of an acre.
Timberwood Park
My Timberwood Park page covers the original neighborhood off Blanco Road and Borgfeld Drive. The census area around it is much larger and takes in Kinder Ranch and Estancia Ranch, which have their own entries below, plus two Sitterle Homes sections off 281 and Borgfeld Drive. Highland Estates has homesites of about half an acre to most of an acre, with plans from about $750,000. Willis Ranch is a garden-home section down to its final lots, with plans from about $433,000.
Estancia Ranch
About 170 acres off Blanco Road north of Borgfeld Drive, with homes going up since 2022 on compact lots of roughly 5,400 to 6,500 square feet. There's a community pool, a covered pavilion, a playground and a dog park. Meritage Homes is the builder: its Premier Series starts at about $395,000 and its Classic Series in the $400,000s. Of the Comal ISD communities in the table, it has the lowest base price.
Kinder Ranch
A master plan of about 1,000 acres off US-281 and Borgfeld Drive, laid out along Kinder Parkway, with gated sections, greenbelts, walking trails, a Junior Olympic pool, a fitness center and a sports court. Kinder Ranch Elementary is inside it. Homes have gone up since about 2012 on lots of roughly 6,600 to 13,000 square feet. Sitterle Homes is selling in the Sunday Creek section from about $560,000 and Ashton Woods from about $566,000. Drees Custom Homes starts at about $749,000 and Perry Homes in the $830,000s, both in 70-foot series, and Perry's section is down to its final homes. David Weekley Homes has a section coming soon with no prices posted yet; its HOA dues are listed at about $970 a year, billed quarterly.
Cibolo Canyons
Cibolo Canyons is built around the JW Marriott San Antonio Hill Country Resort & Spa and TPC San Antonio, east of US-281 along TPC Parkway and Evans Road. Its two golf courses are private, open to club members and resort guests: the Oaks, where the Valero Texas Open has been played since 2010, and the Canyons, which looks out over a nature preserve of more than 700 acres. About 2,000 homes went up from 2005 on, on lots of roughly 7,000 to 14,700 square feet, and every one of them is in the Cibolo Canyons Special Improvement District. Most sections are resale now. Perry Homes has sold out, and Sitterle Homes is closing out its El Sonido garden homes from the mid $700,000s. Its sections, the improvement district and the association's fees are laid out on my Cibolo Canyons page.
Brookstone Creek
D.R. Horton's community off Evans Road, southeast of Cibolo Canyons, built from 2022 on lots of about 5,400 to 8,600 square feet. The amenity center has a pool, splash pad, basketball and tennis courts, a fitness center and a playground, and an on-site lifestyle director plans events. At about $390,000 to start, these are the least expensive new homes in the table. The 78266 mailing address is shared with Garden Ridge, but the home is in Bexar County and North East ISD.
Langdon
Just north of Brookstone Creek off Evans Road, with homes built from about 2020, mostly on lots near 5,400 square feet. Its amenities include a pool, splash pad, dog park, playground, fitness center and outdoor kitchens. D.R. Horton is selling its final homes here without a posted base price. It's in Judson ISD, unlike its North East ISD neighbor.
Other established subdivisions
A few more names come up in resale searches. North of Stone Oak Park, Mountain Lodge (built 2002 to 2014) sits just outside the city line in North East ISD. East of US-281, The Villages at Bulverde (2005 to 2015) is North East ISD, Indian Springs (2005 to 2020) is mostly Comal ISD, and Wortham Oaks (2006 to 2021) is Judson ISD. All four are in unincorporated Bexar County.
Expect an HOA in most of these communities, and two layers of dues in most of Stone Oak. On a new build, ask the builder for the dues and deed restrictions in writing before you sign.
Buying new? Builders are still selling in Kinder Ranch, Estancia Ranch, Brookstone Creek and the Timberwood Park sections, so if you sell within a few years, buyers will compare your house with the builder's new homes and incentives down the street. If there's a chance you'd sell early, count on holding the house longer than you'd planned, or on leasing it out after you move.
My advice for any model home up here, from Hidden Canyon to Estancia Ranch: phone me first, then go. I'll be at the model tours with you, bargain with the builder over the price, the incentives, the closing costs and the upgrade list, keep tabs on construction, and show up for each walkthrough through the final one. The builder pays my commission. Read more on my new construction page.
Thinking about Kinder Ranch, Estancia Ranch or Brookstone Creek?
The New Construction Buyer Guide covers the builder's contract and where it differs from a resale contract, how incentives work, when to inspect a home that's still going up, and what to ask the sales office.
Get the New Construction GuideSources
How far is Far North San Antonio from Camp Bullis,
Randolph, the Medical Center and downtown?
The closest installation changes as you head east. From Stone Oak, Sonterra and Encino Park north to Timberwood Park and Kinder Ranch, Camp Bullis is the closest installation, about 11 to 21 miles away. From Cibolo Canyons and the newer subdivisions east of it on Evans Road, Randolph's Lindsey Gate is closer, about 12 to 15 miles. Fort Sam Houston runs 17 to 25 miles, and Lackland is the long haul at 22 to 30. The table is sorted by each community's shortest drive, in rounded driving miles.
| Community | Camp Bullis (main gate) | Randolph (Lindsey Gate) | Fort Sam Houston | Lackland (Luke East Gate) |
|---|---|---|---|---|
| Sonterra | 11 mi | 18 mi | 17 mi | 22 mi |
| Brookstone Creek | 18 mi | 12 mi | 17 mi | 28 mi |
| Langdon | 18 mi | 12 mi | 17 mi | 28 mi |
| Stone Oak | 14 mi | 19 mi | 18 mi | 26 mi |
| Encino Park | 14 mi | 17 mi | 17 mi | 24 mi |
| Cibolo Canyons | 17 mi | 15 mi | 20 mi | 27 mi |
| Timberwood Park | 17 mi | 25 mi | 25 mi | 28 mi |
| Estancia Ranch | 18 mi | 26 mi | 25 mi | 30 mi |
| Kinder Ranch | 21 mi | 23 mi | 23 mi | 30 mi |
For Camp Bullis, the route is Loop 1604 west to I-10 and up to the gate at Old Camp Bullis Road; from Timberwood Park and Estancia Ranch you come down Blanco Road to reach 1604 first. For Randolph, the eastern communities take Evans Road and Green Mountain Road to Loop 1604, then FM 78. Fort Sam's Harry Wurzbach East Gate is mostly a drive down US-281 from the rest of the area, while Brookstone Creek and Langdon are closer to its BAMC/I-35 Gate by way of 1604 and I-35. Gate hours, visitor centers and base housing are on my Camp Bullis, Randolph and Fort Sam Houston pages.
Which Far North communities are closest to the Medical Center, downtown and the airport?
The airport is the easy one: about 10 to 19 miles, and only 10 or 11 from Sonterra, Encino Park and Stone Oak. For a Medical Center job, Sonterra has the shortest drive here, about 11 miles. Downtown is 18 to 27 miles away, closest from Encino Park.
| Community | Medical Center (University Hospital) | Downtown (City Hall) | Airport (SAT) |
|---|---|---|---|
| Sonterra | 11 mi | 19 mi | 10 mi |
| Brookstone Creek | 20 mi | 22 mi | 14 mi |
| Langdon | 20 mi | 22 mi | 14 mi |
| Stone Oak | 17 mi | 20 mi | 11 mi |
| Encino Park | 16 mi | 18 mi | 10 mi |
| Cibolo Canyons | 19 mi | 21 mi | 13 mi |
| Timberwood Park | 17 mi | 27 mi | 18 mi |
| Estancia Ranch | 18 mi | 27 mi | 19 mi |
| Kinder Ranch | 22 mi | 24 mi | 16 mi |
I put live Far North listings right under this section, resales and new builds side by side, so you can see what each community is asking today instead of relying on a range that's months old.
(SEP 27, 2026 - OCT 27, 2026)
What are property taxes
in Far North San Antonio?
For 2026, nearly every home here pays between about $1.81 and $2.38 per $100 of taxable value, and three things decide where in that range a home lands: the city line, the school district (there are three), and whether the street is in Cibolo Canyons. First, the terms the table uses.
- Unincorporated: outside every city's limits. Bexar County takes care of the roads, and there's no city tax line on the bill.
- ESD (emergency services district): the district that funds fire protection and EMS where there is no city to do it, so it takes the city's place on the bill. For 2026, Bexar County ESD 3 charges $0.073801 and gives no homestead exemption.
- SID (special improvement district): a district that taxes the homes in one development, here Cibolo Canyons; Bexar County Commissioners Court appoints its board. Its 2026 rate of $0.562880 matches the City of San Antonio's to the last digit, and it also exempts 20% of a homestead's value. On a $450,000 home you live in, the SID line comes to about $2,030 a year, exactly what the city line costs on the same house in Stone Oak. Cibolo Canyons ends up a little higher than Stone Oak because it pays the ESD on top.
- Homestead exemptions: the amount each taxing unit takes off the value of the house you live in. The table applies only the general ones that every owner-occupant gets.
The listings above show asking prices but not the tax bill. The table runs the same $450,000 home, lived in as your homestead, through each combination of units, lowest bill first.
| Where the home is | 2026 rate per $100 | Where you'll see it | Yearly tax, $450,000 homestead | Per month |
|---|---|---|---|---|
| Unincorporated, Comal ISD, ESD 3 | $1.910785 | Kinder Ranch, Estancia Ranch, most of Timberwood Park, most of Indian Springs | About $5,600 | About $465 |
| Unincorporated, North East ISD, ESD 3 | $1.811385 | Brookstone Creek, The Villages at Bulverde, Mountain Lodge, southern Timberwood Park | About $6,250 | About $520 |
| Unincorporated, Judson ISD, ESD 3 | $1.815585 | Langdon, Wortham Oaks | About $6,270 | About $520 |
| Inside San Antonio, North East ISD | $2.300464 | Stone Oak, Sonterra, Encino Park | About $7,950 | About $660 |
| Cibolo Canyons SID, North East ISD, ESD 3 | $2.374265 | Cibolo Canyons, North East ISD sections | About $8,280 | About $690 |
| Cibolo Canyons SID, Judson ISD, ESD 3 | $2.378465 | Cibolo Canyons, Judson ISD sections | About $8,290 | About $690 |
Notice the first row. Comal ISD's school rate, $1.074800, is the highest of the three districts, yet its homes come out cheapest, because Comal ISD takes $140,000 plus another 20% off a homestead's value. On the $450,000 example, its school line is about $2,360 a year, against about $3,020 in North East ISD.
Those monthly numbers cover property tax alone. Your homeowners insurance premium and any HOA dues are separate bills, so price out insurance early, while two or three communities are still in the running.
The general homestead exemptions behind those figures: every school district takes off $140,000, and Comal ISD another 20% of the value. The City of San Antonio, the Cibolo Canyons SID, University Health and Bexar County each exempt 20%. Alamo Colleges exempts $5,000, Road and Flood $3,000 plus 20%, and the San Antonio River Authority 4%. The ESD exempts nothing.
If you later move out, make another place your main home and lease this one, the homestead exemptions end and every unit taxes the full value. On the $450,000 Kinder Ranch example, the bill would climb from about $5,600 a year to about $8,600.
More about who taxes a Far North home
Bexar County at $0.285963 and University Health at $0.276235 lead the five county-wide units on every 2026 Bexar bill. Alamo Colleges ($0.166650), the San Antonio River Authority, or SARA ($0.019300), and Road and Flood ($0.014036) complete them, for $0.762184 in all. On top of those come the school district (North East ISD $0.975400, Judson ISD $0.979600 or Comal ISD $1.074800), the city at $0.562880 or ESD 3 outside it, and the Cibolo Canyons SID where it applies. About two dozen Cibolo Canyons homes are in Comal ISD, for a combined $2.473665, the one combination above the range in the table.
Each home's record at bcad.org lists the jurisdictions that tax it. A new build may not be on the appraisal roll yet; in that case, get the lot's taxing districts from the builder in writing before your contract is signed.
Buying new in Kinder Ranch or Brookstone Creek? Your first Bexar County bill there might reflect a slab or an empty homesite, since the appraisal district values whatever stood there on January 1. Build your budget around year two, once the whole house is taxed.
More about homestead and disabled veteran exemptions
All of these communities are in Bexar County, so your Form 50-114 homestead application goes to the Bexar Appraisal District, and you can file it as soon as you've moved in for good.
Your start date hinges on the previous owner. If the seller claimed a homestead exemption for the year you close, theirs covers that year's bill and yours kicks in the next January 1, with April 30 as the filing deadline. If no one claimed it that year, as on most brand-new homes, yours applies from closing day through December, so long as the application reaches the appraisal district before your one-year closing anniversary.
Texas also limits how fast a homestead's appraised value can rise for tax purposes: no more than 10% a year, beginning in your second tax year with the exemption; additions you build are valued on top of that. Owners 65 or older get a bigger school exemption: $73,330 more in North East ISD, and at least $60,000 more in Judson ISD and Comal ISD. The City of San Antonio and the Cibolo Canyons SID each exempt $85,000 for owners 65 or older or disabled.
Veterans with a VA disability rating can take an exemption on one property they choose, using Form 50-135. It's $5,000 at a 10 to 29% rating, $7,500 at 30 to 49%, $10,000 at 50 to 69% and $12,000 at 70 to 100%. A veteran paid 100% disability compensation and rated 100% disabled or individually unemployable pays nothing on the homestead, and the exemption stays with a surviving spouse who doesn't remarry.
Data current as of October 2026 · Sources: Bexar County Tax Assessor-Collector, 2026 Official Tax Rates and Exemptions · Bexar Appraisal District property records (Comal ISD rate and exemption, combined rates by community) · Bexar County, Cibolo Canyons Special Improvement District · Texas Comptroller, exemptions · Texas Tax Code, Chapter 11 · Texas Tax Code §23.23 · Texas Comptroller, disabled veteran exemptions
Taxes, schools and city limits vary by address. Confirm them for any home before you make an offer.
Which school districts serve
Far North San Antonio?
Three: North East ISD, Comal ISD and Judson ISD, and their boundaries cut across community names. In Cibolo Canyons, about 1,240 homes are Judson ISD, about 730 are North East ISD and about two dozen are Comal ISD, so look up the district by street address before a school becomes the reason you pick a house.
- North East ISD is San Antonio's second-largest district, with more than 51,000 students and 67 campuses. Type a street address into its Find Your Campus search to get the zoned schools at all three levels.
- Comal ISD is based in New Braunfels and covers 589 square miles, reaching south into Bexar County, with more than 30,300 students. Its schools page links the elementary, middle and high school attendance zones.
- Judson ISD covers 55.8 square miles of northeast Bexar County, with its district office in Live Oak. Its campus boundaries for 2026-2027 are on a map linked from the district's registration page.
Every campus has a state report card at tea.texas.gov; search it by the school's name.
More about new campuses and shifting zones
Comal ISD adds about 900 to 1,000 students a year, by the district's own count, and new campuses bring new attendance zones with them. Judson ISD redrew its campus boundaries for the 2026-2027 school year. In a section where builders are still at work, confirm the zoning for the coming school year as well as the current one.
Data current as of October 2026 · Sources: North East ISD, About NEISD · Comal ISD quick facts · Judson ISD registration and boundaries · Bexar Appraisal District records (Cibolo Canyons homes by district)
What is daily life like
in Far North San Antonio?
Weekday errands run along US-281 and Stone Oak Parkway, where the groceries, pharmacies and takeout cluster. The farther you live from that strip, the more the weekly shop becomes a planned trip: from Kinder Ranch or Estancia Ranch it means heading back down 281 or Blanco Road, and from the Evans Road subdivisions it means heading west toward the highway.
In exchange, the land starts to roll the farther north you go, and Highland Estates and the older Timberwood Park streets trade the compact lots of the newest subdivisions for a half acre or more.
Shopping and groceries
- 281 and Evans Road H-E-B plus!, 20935 US-281 North, with a pharmacy
- The Market at Stone Oak, an H-E-B at 23635 Wilderness Oak
Parks and outdoors
- Panther Springs Park, 22635 Wilderness Oak: 2.5 miles of concrete trail, a 1.5-acre dog park with large- and small-dog areas, and a baseball field, open sunrise to sunset
- Pools, splash pads and walking trails inside many of the subdivisions, open to residents and set by each HOA
Health care
- Methodist Hospital Stone Oak and its 24-hour emergency room, on East Sonterra Boulevard
More about utilities in Far North San Antonio
Inside city limits, CPS Energy, the city-owned utility, provides electric and gas service, and most homes get water from SAWS. Outside the city, the providers depend on the subdivision, and homes in the main Timberwood Park neighborhood are on septic rather than sewer. Get the provider names from the listing or the builder, and call each one to set up service before closing. Relocating service members can ask CPS Energy about waiving its deposit.
Data current as of October 2026 · Sources: H-E-B, 281 and Evans Road and The Market at Stone Oak · City of San Antonio, Panther Springs Park · Methodist Hospital Stone Oak · CPS Energy · SAWS
Before you tour Far North San Antonio
Up here, the same price can buy a 1990s house on a big lot in the city or a new one outside it with a different school district and tax bill. Sort out these six things before you book showings.
- A monthly payment that works after taxes. A preapproval caps what you can borrow; the payment you'd be happy writing every month could be a good deal lower. On the same $450,000 house, taxes alone run about $225 a month more in Cibolo Canyons than in Kinder Ranch.
- The school district for the exact address. When schools are part of the decision, run each address through the district's own lookup. Three districts meet in this part of town, and their lines cut through neighborhoods.
- HOA rules you can't live with. Leasing limits if the house might become a rental after your next PCS, a boat or RV with nowhere to go, fence or pet rules, architectural review. Name the ones that would rule a house out, and I'll get the answer before you tour it.
- The features that make or break it. A half-acre lot in Timberwood Park, or a short walk to the pool in Kinder Ranch? One story or two, a three-car garage, a flat backyard? Sort the true walk-away items from the nice-to-haves.
- The commute you'll actually make. If you know where you'll report or work, run that drive from the community you're considering at your real departure and return times, and include the US-281 and Loop 1604 interchange.
- Septic or sewer. Outside the city, ask which one a home has. On a septic home, I recommend a septic inspection in place of the usual sewer scope.
What working with me looks like
in Far North San Antonio.
I'm Tiffany Reed, and I work with buyers up here through Real Broker as a REALTOR® and Military Relocation Professional (MRP). Some of my clients have closed on a San Antonio home before ever setting foot in the city, and the process below holds whether you're down the road or a few time zones away.
- Resales, before you walk in. Ahead of each showing, I ask the listing side for the seller's disclosure and for any inspection reports the owners have kept, and I track down the age of the roof, the heating and cooling equipment and the water heater.
- Touring from somewhere else. If you can't be here, I walk the homes with you on video.
- New builds, from the first visit. My part starts before your first builder visit, so call first. From there I tour the models alongside you, bargain with the builder on the price and on incentives, upgrades and closing costs, follow construction, and come to each walkthrough with the inspection report. If you've already toured a builder on your own, I'll check with the sales office about adding me as your agent.
- A rental later on. Planning to lease the house when you PCS? On the homes you're seriously weighing, I pull rental comps so you can see how the rent would line up against the mortgage.
- Financing. Need a lender? I'll introduce you to a few, VA lenders among them.
- Offer through closing. When one house stands out, I draw up the offer, handle the negotiating, book the inspections it calls for, and do the last walkthrough with you ahead of closing day.
Questions buyers ask about
Far North San Antonio
What ZIP codes are in Far North San Antonio?
Mostly 78258 (Stone Oak and Sonterra), 78259 (Encino Park), 78260 (Timberwood Park, Kinder Ranch and Estancia Ranch) and 78261 (Cibolo Canyons and the Evans Road subdivisions). Brookstone Creek uses 78266, even though it's in Bexar County and not in Garden Ridge.
Is Cibolo Canyons in the City of Cibolo?
No. Cibolo Canyons is in unincorporated Bexar County off US-281 and TPC Parkway, and no city taxes it. Its homes pay the Bexar County units, North East ISD or Judson ISD, ESD 3 and the Cibolo Canyons Special Improvement District.
Which Far North neighborhoods are inside San Antonio city limits?
Stone Oak, Sonterra and Encino Park. Timberwood Park, Kinder Ranch, Estancia Ranch, Cibolo Canyons, Brookstone Creek, Langdon and the other subdivisions north and east of them are unincorporated, even with San Antonio mailing addresses.
What school district is Kinder Ranch in?
Comal ISD, and Kinder Ranch Elementary is inside the community. Look up the zoned middle and high school for the exact address on the district's attendance zone pages.
How far is Far North San Antonio from Camp Bullis and Randolph?
Camp Bullis is about 11 miles from Sonterra, 14 from Stone Oak and 21 from Kinder Ranch. Randolph's Lindsey Gate is about 12 miles from Brookstone Creek and Langdon and 15 from Cibolo Canyons. Drive times vary by time of day, traffic, and gate. Check current conditions for your route before deciding.
Why are property taxes lower in the Comal ISD neighborhoods?
Comal ISD takes $140,000 plus an extra 20% off a homestead's value, and those communities are outside the city. On a $450,000 home you live in, that's about $5,600 a year in Kinder Ranch or Estancia Ranch, compared with about $7,950 in Stone Oak and $8,280 in Cibolo Canyons.
Should I buy a home in Far North San Antonio if my tour here is two or three years?
Buying can work out very well. When new orders arrive, keeping the home and leasing it is one option, and unused VA entitlement can back another VA loan at the new duty station, with some money down possibly required, based on the entitlement remaining and the loan limit in that county. Selling after only two years or so is the riskier path, because the sale probably won't recover what buying and selling cost. And in Kinder Ranch, Estancia Ranch or Brookstone Creek, where builders are still selling, listing your home in a year or two puts it beside the builder's brand-new houses and their incentives, so plan to own longer there or lease it out. Every situation and every community is different.
Data current as of October 2026 · Sources: Bexar Appraisal District · Bexar County Tax Assessor-Collector · Kinder Ranch Elementary (builder community page) · U.S. Department of Veterans Affairs, VA loan limits and entitlement
Narrowing down
Far North San Antonio?
Tell me which side of US-281 you're leaning toward and your must-haves. I'll arrange the showings, live or by video call, come along to the builder models, and write the offer when you've chosen a house. Rather look around first? See Far North 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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