San Antonio Areas
Hill Country
near San Antonio
Past Camp Bullis and the Bexar County line: Boerne and Fair Oaks Ranch up I-10, Bulverde and Spring Branch up US-281, with one-acre homesites, golf and river communities, and water districts that can add a dollar or more per $100 to the tax rate.
Questions about the Hill Country? Call or text me at (919) 800-9870
The Hill Country near San Antonio starts past Camp Bullis and the Bexar County line: Boerne and Fair Oaks Ranch along I-10 in Kendall County, and Bulverde, Spring Branch and Canyon Lake along US-281 and SH 46 in Comal County. Boerne ISD and Comal ISD (independent school districts) serve nearly every address. Combined 2026 tax rates run about $1.38 to $2.49 per $100, with water districts outside the cities making most of the difference. Camp Bullis's gate is about 10 to 25 miles from the main communities.
Tiffany Reed, REALTOR® | MRP · Data current as of October 2026 · Sources: Kendall Appraisal District · Comal County Tax Office · OpenStreetMap routing (OSRM)- The highway mostly tells you the school district. Boerne, Fair Oaks Ranch, Esperanza, George's Ranch, Cordillera Ranch, Miralomas and Corley Farms are Boerne ISD; Bulverde, Thornebrook, Johnson Ranch, Ventana, Hidden Trails, Spring Branch and Canyon Lake are Comal ISD. A few Fair Oaks Ranch addresses on its Comal County side are Comal ISD too.
- Most of the newer communities are unincorporated and pay a water district instead of a city tax: $0.75 to $1.10 per $100 on the Kendall County side and $0.85 to $0.95 along US-281 for 2026 (two Kendall districts' 2026 rates are still proposed).
- On the same $500,000 home you live in, yearly taxes run about $5,510 in Cordillera Ranch, $7,910 inside Boerne, $10,220 to $10,260 in Esperanza and $11,010 in Corley Farms, once the usual homestead exemptions come off.
- New homes start around $350,000 at Corley Farms (Centex) and $400,000 inside Boerne (D.R. Horton), about $450,000 at Ventana (Texas Homes), and from about $920,000 on George's Ranch's one-acre homesites. Lennar's Juniper Ranch, far up US-281 toward Canyon Lake, starts in the mid $250,000s.
- For every community but Canyon Lake, the nearest 24/7 gate is Camp Bullis's main gate: about 10 miles from Fair Oaks Ranch, 16 from Boerne, 19 from Esperanza and 22 from Bulverde. Canyon Lake is about 35 miles from Randolph's Lindsey Gate.
Where does the Hill Country
start near San Antonio?
Once you're past Camp Bullis and over the Bexar County line, you're in it. Two highways split the area in half. Up I-10 sit Fair Oaks Ranch, which straddles three counties, and Boerne, the Kendall County seat, with Esperanza, George's Ranch and Cordillera Ranch east of town off SH 46 and Miralomas to the west. Up US-281, in Comal County, come Bulverde and the communities around it, then Spring Branch, then the turn toward Canyon Lake.
SH 46 ties the two halves together, running from Boerne across to US-281 at Bulverde, with Ventana where Blanco Road meets it. Most addresses use ZIP codes 78006 and 78015 on the Boerne side, 78163 for Bulverde, 78070 for Spring Branch and 78133 for Canyon Lake.
The land between Camp Bullis and Loop 1604 belongs to other parts of town. Stone Oak and Timberwood Park along US-281 are on my Far North / Stone Oak page, and Helotes, Leon Springs and The Dominion along I-10 are on my Northwest page.
More about mailing addresses and city lines out here
Boerne, Bulverde and Spring Branch mailing addresses reach far past those cities. Esperanza, Cordillera Ranch and George's Ranch all say Boerne on the envelope and sit outside Boerne's city limits. Johnson Ranch, Ventana and Hidden Trails say Bulverde and sit outside Bulverde's. A few Boerne-address subdivisions, such as Scenic Oaks and Caliza Reserve, are in Bexar County between I-10 and Bandera Road; they're on the Northwest page.
The county appraisal district's record settles it. Its list of taxing units shows whether a city, a water district or both are on the bill: kendallad.org for Kendall County, comalad.org for Comal County and bcad.org for the Bexar side of Fair Oaks Ranch.
Comparing the Hill Country with the rest of the metro?
The San Antonio Relocation Guide lays out the whole map, from the central neighborhoods to towns like these, with costs, taxes and school districts side by side.
Get the Relocation GuideIs the Hill Country a good fit for you?
It tends to suit buyers who want:
- Land: one-acre homesites in the gated sections, and bigger acreage around Bulverde and Fair Oaks Ranch
- Camp Bullis as your installation, knowing the other three installations sit 25 miles or more away
- Big community amenities, like Esperanza's lazy river, Miralomas's 40-acre lake or Cordillera Ranch's Jack Nicklaus course
- A choice of price points, from the $350,000s near Boerne to custom homes on several acres
- Hills, oaks and room around the house, in exchange for a drive of about 25 to 36 miles to downtown
Which Hill Country communities are near San Antonio,
and where are builders still building?
Thirteen places, from three small cities to gated acreage and master plans built around big amenity centers. "Unincorporated" in the table means the community sits in no city, so there's no city tax. In most new communities out here, a water district appears on the bill instead of a city: either a WCID (water control and improvement district) or a MUD (municipal utility district). Both tax the homes in one community to pay for its water, sewer and drainage, and the tax section below the listings compares what each one costs.
Base prices are where a builder's plans begin: the simplest plan on an ordinary homesite, with lot premiums, upgrades and incentives still to come. Builders also sort plans by homesite width, so a 60-foot series means homesites roughly 60 feet across, priced above the 50-foot series.
| Community | City or county | School district | Building now? |
|---|---|---|---|
| Fair Oaks Ranch | City of Fair Oaks Ranch (Bexar, Comal, Kendall) | Boerne ISD (most) | Mostly pre-owned |
| Corley Farms | Unincorporated Kendall | Boerne ISD | Yes, from about $350,000 |
| Boerne | City of Boerne, Kendall | Boerne ISD | Yes, from about $400,000 |
| Esperanza | Unincorporated Kendall | Boerne ISD | Yes, from about $475,000 |
| George's Ranch | Unincorporated Kendall | Boerne ISD | Yes, from about $920,000 |
| Cordillera Ranch | Unincorporated Kendall | Boerne ISD | Custom homes and homesites |
| Miralomas | Unincorporated Kendall | Boerne ISD | Custom homes; a builder section is coming |
| Bulverde | City of Bulverde, Comal | Comal ISD | Mostly pre-owned outside Thornebrook |
| Thornebrook | City of Bulverde, Comal | Comal ISD | Yes, from about $700,000 |
| Ventana | Unincorporated Comal | Comal ISD | Yes, from about $450,000 |
| Johnson Ranch | Unincorporated Comal | Comal ISD | Last few homes, from the $640,000s |
| Hidden Trails | Unincorporated Comal | Comal ISD | No, pre-owned only |
| Spring Branch and Canyon Lake | City of Spring Branch; unincorporated Comal | Comal ISD | Yes, from the mid $250,000s |
Fair Oaks Ranch
The city closest to Camp Bullis's gate on this page, on Ralph Fair Road (FM 3351) off I-10, with acreage and large lots that grew out of a horse and cattle ranch. Its city limits cross Bexar, Comal and Kendall counties, so the county decides part of the tax bill and even the electric company. Right now, no builder has a new-home community for sale inside the city. My Fair Oaks Ranch page goes through each county's side in detail.
Corley Farms
South of Boerne off I-10, reached by Scenic Loop Road, and outside Boerne city limits in Kendall County Water Control and Improvement District No. 3A. It has the lowest new-home starting prices on the Boerne ISD side: Centex from about $350,000 and Pulte from about $420,000, with Perry Homes selling the last of its 50-foot series from the $540,000s.
Boerne
Kendall County's seat and the area's main town, with the walkable Main Street most people picture when they say Boerne; my Boerne page covers the town itself. Inside the city limits, D.R. Horton is building at The Birch at Spencer Ranch near I-10 and SH 46 from about $400,000. Off SH 46 at The Ranches at Creekside, Sitterle Homes starts in the high $400,000s, Highland Homes in the $600,000s and Perry Homes in the $670,000s.
Esperanza
A 1,700-acre master plan east of Boerne, north of SH 46, entered from three boulevards off the highway. More than 450 acres stay open space, with over 20 miles of trails. The Club has a large pool, a lazy river, a splash pad and a fitness center open around the clock, and there's a dog park, pickleball courts and Herff Elementary inside the community. Esperanza is outside Boerne city limits, and each section sits in Kendall County WCID No. 2A or 2B. Five builders are selling in the main community: Chesmar from about $475,000, Perry Homes from the $560,000s in its 50-foot series up to the $850,000s in its 80-foot series, Scott Felder Homes from about $580,000, Drees Homes from about $700,000 and Highland Homes from the $700,000s. Regency at Esperanza is Toll Brothers' age-restricted (55+) section of single-level homes, with its own amenity center and prices from about $407,000. The villages, both water districts and the HOA get the full detail on my Esperanza page.
George's Ranch
A gated community of more than 1,140 acres on an old ranch east of Esperanza, built around one-acre homesites. Toll Brothers starts from about $920,000, Drees Homes from about $1,175,000 and Perry Homes in the $1 millions. In the separately gated Adeline section, owners bring their own builder, and homesites for sale run 1 to 2.2 acres at $199,000 to $259,000 for the land. HOA dues are $770 a year in The Homestead section and $870 in Adeline, and every lot is in Kendall County WCID No. 4A.
Cordillera Ranch
Cordillera Ranch covers 9,100 gated acres east of Boerne along the Guadalupe River, with more than 1,300 homesites. They range from a quarter acre in the Di Lusso Villas to lots of 12 acres or more. The Jack Nicklaus Signature golf course is the centerpiece, and one club membership covers seven clubs, river and equestrian among them. Homes are custom, built by the six builders in its Preferred Builder program, and homesite prices are quoted on request.
Miralomas
Nearly 900 acres on SH 46 west of Boerne, just off I-10, with more than half kept as open space around a 40-acre lake, a clubhouse, a pool and trails. Water and sewer come from the Miralomas Municipal Utility District, and wells and septic systems aren't allowed. Custom builders are building now, and David Weekley Homes has The Summit at Miralomas coming soon on 45-foot homesites, with prices still to be released.
Bulverde
The Comal County city where US-281 crosses SH 46, about 20 square miles of acreage, older subdivisions and new building in Thornebrook. My Bulverde page walks through the city in detail. Several of the neighborhoods people call Bulverde, including Johnson Ranch, Ventana and Hidden Trails below, are outside the city.
Thornebrook
Inside Bulverde's city limits off East Ammann Road, a gated community of one-acre homesites with a six-acre park, 90 acres of open space and more than four miles of trails. David Weekley Homes starts from about $700,000, Toll Brothers from about $875,000 and Perry Homes in the $980,000s.
Ventana
Where Blanco Road meets SH 46, between US-281 and I-10, with a Bulverde address and no city tax. Its sections go by Park Village on appraisal records, and it's in Comal County WCID No. 6. The pool has a beach entry and lap lanes next to an amenity center, and a sports court, playground and trails are planned. Texas Homes is selling from about $450,000, and Drees Homes is down to its last 60-foot homes, from about $550,000.
Johnson Ranch
Off US-281 north of the Bexar County line, outside Bulverde city limits in the Johnson Ranch Municipal Utility District, with Johnson Ranch Elementary inside the community. Perry Homes is selling its final homes: the 55-foot series from the $640,000s, half-acre homesites from the $950,000s and the 70-foot series from about $1.1 million.
Hidden Trails
Off US-281, east of Johnson Ranch. When Lennar opened its 5,000-square-foot amenity center in 2019, Hidden Trails was planned for 700 homesites, and the center came with an infinity-edge pool and a beach-entry pool, a fitness center, a stocked fishing pond and trails that connect to the 43-acre Kleck Park. Lennar has finished selling there, so homes come up as resales. It shares Comal County WCID No. 6 with Ventana.
Spring Branch and Canyon Lake
Farther up US-281. Spring Branch is a city of about two square miles, though its 78070 mailing address covers far more land around it, and Canyon Lake is an unincorporated community wrapped around the Corps of Engineers reservoir on the Guadalupe River. Lennar is building at Juniper Ranch off FM 306 from the mid $250,000s, the lowest starting price on this page, and at Simmons Valley from about $317,000. Each has its own municipal utility district, and part of Simmons Valley is inside Spring Branch's city limits. Canyon Lake itself has no builder community for sale at the moment.
Most planned communities here have an HOA, and the gated ones add architectural rules on top. Ask early for three things: the HOA dues, the water district on the lot, and the deed restrictions. The first two go into your monthly cost; the third decides what you can build, park or fence.
If you buy new in Esperanza, Corley Farms, Thornebrook or any other community where builders are still selling, decide up front how long you expect to own it. A resale there in the next few years goes up against brand-new homes and builder incentives down the street, so expect to own it longer, or to rent it out if you move.
Call or text me before you visit any builder, model homes included. I'll come to each visit with you and do the negotiating for you. The builder pays my commission. The new construction page explains how the rest of the build works with me.
Weighing one-acre homesites against a 50-foot lot?
The New Construction Buyer Guide covers builder contracts, incentives and inspections at every stage of a new build.
Get the New Construction GuideSources
How far is the Hill Country from Camp Bullis,
the Medical Center and downtown?
From the communities around Boerne and Bulverde, Camp Bullis's main gate is about 10 to 25 miles by road, and from Spring Branch about 31. Canyon Lake is the exception: Randolph's Lindsey Gate is closer, at about 35. The other installations are about 25 to 50 miles away, and from the US-281 side, Fort Sam Houston and Randolph come in only a few miles behind Camp Bullis.
| Community | Camp Bullis (main gate) | Fort Sam Houston (nearest 24/7 gate) | Randolph (Lindsey Gate) | Lackland (Luke East Gate) |
|---|---|---|---|---|
| Fair Oaks Ranch | 10 mi | 27 mi | 33 mi | 29 mi |
| Corley Farms | 14 mi | 31 mi | 37 mi | 33 mi |
| Boerne | 16 mi | 33 mi | 39 mi | 35 mi |
| Cordillera Ranch | 18 mi | 35 mi | 40 mi | 37 mi |
| Esperanza | 19 mi | 36 mi | 42 mi | 38 mi |
| Miralomas | 20 mi | 37 mi | 43 mi | 39 mi |
| George's Ranch | 21 mi | 38 mi | 44 mi | 40 mi |
| Ventana | 22 mi | 34 mi | 34 mi | 41 mi |
| Thornebrook | 22 mi | 27 mi | 28 mi | 35 mi |
| Bulverde | 22 mi | 25 mi | 25 mi | 32 mi |
| Johnson Ranch | 24 mi | 27 mi | 27 mi | 34 mi |
| Hidden Trails | 25 mi | 27 mi | 28 mi | 35 mi |
| Spring Branch | 31 mi | 33 mi | 34 mi | 41 mi |
| Juniper Ranch (Spring Branch address) | 38 mi | 41 mi | 41 mi | 48 mi |
| Canyon Lake | 40 mi | 43 mi | 35 mi | 50 mi |
On the I-10 side, every route to Camp Bullis comes down the interstate to Talavera Ridge and Old Camp Bullis Road; Esperanza and George's Ranch reach I-10 through Boerne on SH 46, and Cordillera Ranch by way of Ralph Fair Road. From the US-281 side, the gate is on the far side of the post, so the drive runs south on US-281 (Blanco Road from Thornebrook) to Loop 1604, then over to I-10 and back north. Ventana is the exception: west on SH 46, then down Ralph Fair Road to I-10. Fort Sam Houston's nearest gate is Harry Wurzbach East from everywhere except Canyon Lake, which comes down I-35 to the BAMC gate. For gate hours and housing on post, see my Camp Bullis page, and for Canyon Lake, my Randolph page.
What are the drives to the Medical Center, downtown and the airport?
Fair Oaks Ranch has the shortest run to the Medical Center, about 18 miles, with Corley Farms, Boerne and Bulverde close behind. The US-281 communities have the easier airport run, about 18 to 21 miles, and downtown is 25 to 36 miles from everything short of Spring Branch.
| Community | Medical Center (University Hospital) | Downtown (City Hall) | Airport (SAT) |
|---|---|---|---|
| Fair Oaks Ranch | 18 mi | 25 mi | 23 mi |
| Corley Farms | 22 mi | 29 mi | 27 mi |
| Boerne | 24 mi | 31 mi | 29 mi |
| Bulverde | 24 mi | 26 mi | 18 mi |
| Johnson Ranch | 26 mi | 28 mi | 20 mi |
| Cordillera Ranch | 26 mi | 33 mi | 31 mi |
| Thornebrook | 26 mi | 29 mi | 20 mi |
| Esperanza | 27 mi | 34 mi | 32 mi |
| Hidden Trails | 27 mi | 29 mi | 21 mi |
| Miralomas | 28 mi | 35 mi | 33 mi |
| George's Ranch | 29 mi | 36 mi | 34 mi |
| Ventana | 29 mi | 35 mi | 27 mi |
| Spring Branch | 33 mi | 35 mi | 27 mi |
| Juniper Ranch (Spring Branch address) | 40 mi | 42 mi | 34 mi |
| Canyon Lake | 41 mi | 44 mi | 35 mi |
Right below this section are live Hill Country listings I've put on the page, so you can see what acreage, resales and move-in-ready new builds are asking today.
(SEP 27, 2026 - OCT 27, 2026)
What are property taxes
in the Hill Country near San Antonio?
For 2026, about $1.38 to $2.49 per $100 of taxable value. On the same $500,000 house, that works out to anywhere from about $460 a month to about $920, depending on the community. Out here the city line matters less than the water district: most new communities sit outside every city, in a district that pays for their water, sewer and drainage, and sometimes their roads.
- Homestead exemption: once the house is where you live and you've filed for it, part of its value comes off before some units tax it. Boerne ISD and Comal ISD each take $140,000 off, and Comal ISD and Comal County also take 20% of the value off first. Kendall County and the cities of Boerne and Bulverde have no general homestead exemption.
- MUD and WCID: a municipal utility district and a water control and improvement district are both Texas Water Code districts that sell bonds to build a community's water, sewer and drainage, then tax the homes there to pay them off. Most charge their rate on the full value. Two give a small homestead exemption: Comal County WCID No. 6 takes off 5% and Kendall County WCID No. 2A takes off 1%, with $5,000 as the floor for each.
- ESD (emergency services district): Comal County bills carry two of them for fire and EMS: ESD 1 for EMS, plus ESD 5 around Bulverde or ESD 4 farther up US-281. Kendall County bills have no ESD line but carry the Cow Creek Groundwater Conservation District at $0.005000.
The table puts one $500,000 house you live in, with the standard homestead exemptions, in each place.
| Where the home is | 2026 rate per $100 | Where you'll see it | Yearly tax, $500,000 homestead | Per month |
|---|---|---|---|---|
| Kendall County outside Boerne, Boerne ISD, no district | $1.384500 | Cordillera Ranch and other Kendall County homes outside any district | About $5,510 | About $460 |
| City of Bulverde, Comal ISD | $1.852714 | Thornebrook and the rest of the city | About $6,380 | About $530 |
| City of Boerne, Boerne ISD | $1.863500 | Homes inside Boerne, including The Birch at Spencer Ranch | About $7,910 | About $660 |
| City of Fair Oaks Ranch, Bexar side, Boerne ISD | $2.080444 | Fair Oaks Ranch's Bexar County streets | About $8,390 | About $700 |
| Unincorporated Comal, Comal County WCID No. 6 | $2.407371 | Ventana, Hidden Trails | About $8,940 | About $745 |
| Kendall County, Boerne ISD, WCID No. 4A | $2.134500 | George's Ranch | About $9,260 | About $770 |
| Unincorporated Comal, Johnson Ranch MUD | $2.445971 | Johnson Ranch | About $9,340 | About $780 |
| Unincorporated Comal, Canyon Ranch MUD or Simmons Valley MUD | $2.491764 | Juniper Ranch, Simmons Valley outside Spring Branch | About $9,560 | About $795 |
| Kendall County, Boerne ISD, WCID No. 2A | $2.334500 (district rate proposed) | Esperanza sections in WCID No. 2A | About $10,220 | About $850 |
| Kendall County, Boerne ISD, WCID No. 2B | $2.334500 | Esperanza sections in WCID No. 2B | About $10,260 | About $855 |
| Kendall County, Boerne ISD, Miralomas MUD | $2.384500 | Miralomas | About $10,510 | About $875 |
| Kendall County, Boerne ISD, WCID No. 3A | $2.484500 (district rate proposed) | Corley Farms | About $11,010 | About $920 |
The rows run by yearly tax, not by rate. A lower rate can still mean a bigger bill in Kendall County, where the county and the water districts give little or no homestead exemption, than in Comal County, where the school district and the county both take 20% off first. Add homeowners insurance and HOA dues to these for the full monthly cost. If you rent the house out after a move, the homestead exemption ends: the same $500,000 house in Corley Farms would owe about $12,420 a year, roughly $1,410 more.
More about the taxing units in Kendall and Comal counties
A Kendall County home outside Boerne pays three units for 2026: Boerne ISD $1.006500, Kendall County $0.373000 and Cow Creek Groundwater Conservation District $0.005000. Inside Boerne, the city adds $0.479000. Then add the district on the lot, if there is one: WCID No. 4A $0.75, WCID No. 2B $0.95, Miralomas MUD $1.00, or the rates WCID No. 2A and WCID No. 3A proposed for 2026, $0.95 and $1.10, the same as their 2025 rates.
A Comal County home pays Comal ISD $1.074800, Comal County $0.273000, the county's Lateral Road fund $0.032015 and two ESDs: ESD 1 at $0.077556 with ESD 5 at $0.100000 around Bulverde, or ESD 4 at $0.084393 farther up US-281. Inside Bulverde, the city adds $0.295343, and inside Spring Branch, $0.072625. Outside the cities, Johnson Ranch MUD is $0.888600, WCID No. 6 is $0.850000, and Canyon Ranch MUD and Simmons Valley MUD are $0.950000 each.
Fair Oaks Ranch's Bexar County side pays Bexar County's units instead of Kendall's or Comal's, along with the city and Boerne ISD, and its Kendall and Comal sides pay those counties' units. Every unit that taxes a given house is listed on its record at kendallad.org, comalad.org or bcad.org.
The first tax bill on a new build may reflect just the land, or an unfinished house as of January 1. Plan the budget around the second year's bill.
Why a water district can cost more than a city
A city tax pays for a city's services across thousands of homes. A water district's tax mostly repays the bonds that built one community's pipes, treatment and drainage (in Esperanza's WCID No. 2A, part of its roads too), and only that community's homes share the cost. That's why the rate runs about twice Boerne's city rate. Neither one takes much off for a homestead, so on a $500,000 Esperanza home the WCID line is about $4,700 to $4,750 a year, while the City of Boerne line on the same house inside the city would be about $2,395.
More about homestead and disabled veteran exemptions
File Form 50-114 with the appraisal district for the county the house sits in once you've moved in. If the seller claimed the exemption in the year of your purchase, that year's bill is figured with theirs, and your own begins the following year (file by April 30). If the seller didn't claim it, which is the case with any new build, yours can cover the rest of the purchase year, provided the form is filed within a year after closing.
After your first full year with the exemption, Texas limits the homestead's appraised value to a 10% rise per year, leaving out improvements you add.
At 65 or older, or disabled, Boerne ISD and Comal ISD each add $60,000 to the school exemption, and both freeze the school tax. Kendall County and WCID No. 2A each add $10,000 at 65 or older or disabled, and Johnson Ranch MUD gives $75,000.
A disabled veteran can take $5,000 to $12,000 off one property's value, set by the rating: $5,000 for 10% to 29%, $7,500 for 30% to 49%, $10,000 for 50% to 69% and $12,000 for 70% and up (Form 50-135). If the VA rates a veteran 100% disabled or individually unemployable and pays compensation at the 100% rate, the homestead is fully exempt, and a surviving spouse who hasn't remarried keeps that exemption.
Data current as of October 2026 · Sources: Kendall Appraisal District, 2026 Adopted Tax Rates and Exemptions · Kendall County WCID No. 2A, 2B, 3A and 4A records (rate orders, exemption resolutions and the 2026 rate hearing notices for No. 2A and No. 3A; their adopted 2026 orders weren't posted yet) · Kendall County and Comal County tax office 2026 property records · Comal County Tax Office, 2026 Tax Rate for all Taxing Units · Comal Appraisal District, exemption schedule · Bexar County Tax Assessor-Collector, 2026 rates and exemptions · Texas Comptroller, exemptions · Texas Tax Code, Chapter 11 · Texas Tax Code §23.23 · Texas Comptroller, disabled veteran exemptions
Which school districts serve
the Hill Country near San Antonio?
Two districts cover nearly every home on this page, and each one has its own address lookup.
- Boerne ISD: 14 campuses and more than 11,200 students, covering most of Kendall County and reaching into Bexar and Comal. Enter a street address in its InfoFinder lookup to get its assigned schools and bus route; the district confirms addresses that sit near a boundary.
- Comal ISD: 36 campuses for about 30,000 students, across 589 square miles that take in most of Comal County and slices of Bexar, Guadalupe, Hays and Kendall. Its schools page links to the attendance zones.
Each campus a house is zoned to has its own state report card on tea.texas.gov.
More about zones that are still changing
Enrollment in both districts grows as new sections open, and new campuses bring new attendance lines. On a house in a section that's still building, ask the district whether a boundary change is coming before you count on a particular campus.
Data current as of October 2026 · Sources: Boerne ISD attendance zones · Comal ISD schools · Comal ISD
What is daily life like
in the Hill Country near San Antonio?
Errands mean a drive, and most of them end up in Boerne or down toward Loop 1604. Boerne's Main Street is the one downtown out here you can walk, with shops and restaurants close together. Everywhere else, a gallon of milk is a car trip, and on an acre lot even the mailbox can be a walk.
In exchange, the weekend is right outside. The Guadalupe River runs through state park land north of Bulverde, and Canyon Lake is a short drive east of US-281 on FM 306. Each town's own shops, parks and events are on my Boerne, Fair Oaks Ranch and Bulverde pages; the list below sticks to places within reach of the whole area.
Shopping and groceries
- Boerne's Main Street, with the Hill Country Mile's 80-plus shops and restaurants and the H-E-B on West Bandera Road a few blocks off it
- The Shops at La Cantera, where I-10 meets Loop 1604, for a bigger shopping trip
River, lake and trails
- Guadalupe River State Park, about four miles of river for tubing, swimming, paddling and fishing, with campsites and trails, and Honey Creek State Natural Area beside it, open only on guided Saturday hikes you reserve ahead (3350 Park Road 31; $7 for adults, no charge for ages 12 and under)
- Canyon Lake, the Corps of Engineers reservoir on the Guadalupe, ringed with parks and boat ramps
- The Cibolo Center for Conservation in Boerne, more than 160 acres along Cibolo Creek
Weekends and events
- Market Days on Boerne's Main Plaza, the second weekend of most months
- Tejas Rodeo Company, 401 Obst Road, Bulverde, with a rodeo every Saturday night from March through November
More about utilities, septic and wells
Providers change from one community to the next. Inside Boerne, the City of Boerne supplies utilities, with Bandera Electric Cooperative in parts. Esperanza gets electric from Pedernales Electric Cooperative and water from the City of Boerne. Miralomas gets water and sewer from its MUD and electric from Bandera Electric Cooperative. Fair Oaks Ranch has city water, with CPS Energy on its Bexar and Comal sides and Pedernales Electric on its Kendall side. Bulverde's in-city homes get power from CPS Energy or Pedernales Electric and water from Water Services, Inc. or The Texas Water Company.
On acreage outside the planned communities, a septic system and a private well are common, and both are yours to maintain. Check each provider against the exact address before you close. CPS Energy may waive its deposit for military members who are relocating.
Data current as of October 2026 · Sources: Hill Country Mile · The Shops at La Cantera · Texas Parks and Wildlife, Guadalupe River State Park and Honey Creek · U.S. Army Corps of Engineers, Canyon Lake · Cibolo Center for Conservation · Esperanza utilities · Miralomas · City of Bulverde utilities · CPS Energy · each business's own website
Before you tour Hill Country homes
The setting is what draws people up here; these questions are what separate one house from the next.
- A payment that still works once taxes are in. Pick the monthly payment that leaves room in your budget, apart from what a lender approves. Here the water district on a lot can add more than $400 a month at the same $500,000 price, so check the district on a house before you fall for it.
- Boerne ISD or Comal ISD. If the school district weighs in your decision, check the exact address with the district, especially in Fair Oaks Ranch, where the Comal County side can be either.
- HOA rules you couldn't live with. Gated communities often have architectural and parking rules on top of the dues. Tell me the deal-breakers, like an RV or trailer you need to park, fencing for dogs or leasing it out after your next PCS, and I'll find out before you tour.
- What's essential, and what would rule a house out. An acre or a smaller yard, a single story, a shop or a three-car garage, a new build or one with mature oaks. Sort them into the ones you need and the ones that would end the search for that house.
- The drive at the hours you'd drive it. Drive from the community to your gate or office on a workday morning, at the time you'd really leave. From the US-281 side, try both ways to Camp Bullis: Loop 1604 to I-10, and SH 46 across to Ralph Fair Road.
- Septic, wells and land. On acreage, plan for a septic inspection in place of a sewer scope, a well inspection if there's a well, and questions about drainage on sloped ground.
What working with me looks like
in the Hill Country.
You'd be working with me directly. My name is Tiffany Reed. I'm an Army wife, a certified Military Relocation Professional (MRP) and a REALTOR® with Real Broker. Plenty of my buyers close before they've ever been to San Antonio, and I've closed a remote purchase in as little as three weeks.
- Before a resale showing. I request the disclosure from the seller, plus inspection reports from any past sale, and find out roughly when the roof, HVAC and water heater went in, so you know what you're walking into.
- Inspections for the property you're buying. My minimum recommendation is a general home inspection plus a sewer scope; when the house runs on septic, a septic inspection takes the scope's place. I coordinate whichever ones you order.
- Seeing homes from far away. I'll walk each house for you on video, inside and out, along with the land around it.
- New construction. I want to be there from your first model home on. I negotiate with the builder on price, upgrades, incentives and closing costs, stay on top of the build from slab to finish, and show up to every walkthrough with the inspector's report, going through every item on it with you. If you've already toured a model on your own, tell me, and I'll check with the builder about adding me.
- A rental plan, if you'll want one. Planning to lease it when orders come? Once you're serious about a house, I pull rental comps for it, putting the probable rent beside your mortgage payment.
- A lender who fits. Need a lender, or one who works with VA loans? I'll put you in touch.
- The offer and everything after. I write and negotiate your offer, keep the inspections on schedule, and do the final walkthrough of the house with you ahead of closing.
Questions buyers ask about
the Hill Country near San Antonio
Which Hill Country communities are closest to Camp Bullis?
Fair Oaks Ranch is nearest: its City Hall is about 10 miles from the main gate. Next come Corley Farms at about 14 and Boerne at about 16. Cordillera Ranch, Esperanza, Miralomas and George's Ranch are 18 to 21 miles out, and the Bulverde-area communities about 22 to 25. Drive times vary by time of day, traffic, and gate. Check current conditions for your route before deciding.
What is the property tax rate in Esperanza?
$2.3345 per $100 for 2026: Boerne ISD, Kendall County and the Cow Creek groundwater district, plus $0.95 for Kendall County WCID No. 2A or 2B (2B has adopted that rate for 2026, and 2A has proposed the same). There's no City of Boerne tax, because Esperanza is outside the city. On a $500,000 home you live in, that's about $10,220 a year in a WCID No. 2A section and $10,260 in a 2B section, after the homestead exemptions.
Is Regency at Esperanza a 55+ community?
Yes. Regency at Esperanza is Toll Brothers' age-restricted (55+) section inside Esperanza, built as single-level homes with an amenity center of its own. Base prices start at about $407,000.
Are Johnson Ranch and Ventana inside Bulverde city limits?
No. Both have Bulverde addresses but sit in unincorporated Comal County. Johnson Ranch pays the Johnson Ranch MUD and Ventana pays Comal County WCID No. 6 in place of the city tax. Thornebrook is the new community that is inside the city.
Is Canyon Lake close to a military base?
Randolph is the closest, at about 35 miles to the Lindsey Gate by way of SH 46 and I-35. Camp Bullis is about 40 miles away and Fort Sam Houston about 43. Drive times vary by time of day, traffic, and gate. Check current conditions for your route before deciding.
Is a Hill Country home a good buy on a three-year Camp Bullis assignment?
It can be, and holding on to it as a rental after you go is one good way it works out; when that's the plan, I run rental comps on the houses you're serious about, to compare the likely rent with a payment that includes the water district. Whatever VA entitlement this purchase doesn't use stays available for a VA loan at the next duty station; the lender there could ask for a down payment, and the amount turns on the entitlement left over and that county's loan limit. Selling within two or three years is the weak spot, because buying and selling costs likely won't be covered that soon. In Esperanza, Corley Farms, Thornebrook and the other communities still being built, listing it within a few years would mean competing with the builders' own new inventory and incentives, so expect to keep it for a longer stretch. Each situation, and each community, is different.
Data current as of October 2026 · Sources: Kendall Appraisal District · Comal County Tax Office · Toll Brothers, Regency at Esperanza · U.S. Department of Veterans Affairs, VA loan limits and entitlement
Picturing yourself
in the Hill Country?
Send me the communities on your list and the date you need to be in a house. I'll set up the showings, walk you through by video if you're not here yet, go with you to the builders' models, and write the offer when one feels right. Not ready to talk yet? See Hill Country 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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