Far West Side Communities
Kallison Ranch,
San Antonio
Perry Homes' master-planned community on Culebra Road, west of Loop 1604: Northside ISD, no city tax, a catch-and-release pond, and new homes still going up along the edge of Government Canyon.
Questions about Kallison Ranch? Call or text me at (919) 800-9870
Kallison Ranch is a master-planned community that Perry Homes developed on Culebra Road (FM 471), west of Loop 1604, in ZIP 78254. It sits in unincorporated Bexar County and Northside ISD, so there's no city tax: the 2026 rate is $1.886929 per $100 in most of the community and $1.897084 in the newest sections and parts of Phase 2. Perry Homes and Meritage Homes are still building, from about $376,000. Lackland's Valley Hi Gate is about 16 driving miles away, and Camp Bullis about 19.
Tiffany Reed, REALTOR® | MRP · Data current as of October 2026 · Sources: Bexar Appraisal District · Bexar County Tax Assessor-Collector · Meritage Homes · OpenStreetMap routing (OSRM)- No Kallison Ranch home pays City of San Antonio tax. An emergency services district takes that line instead: ESD 2 on most of the community, and ESD 7 on the newest sections and parts of Phase 2, which adds about $45 a year on a $400,000 home.
- Kallison Ranch has about 1,640 finished homes, the first built in 2006, and about 300 more lots still in builder and developer hands. Most lots run 5,600 to 9,600 square feet, and most homes have 1,900 to 3,400 square feet of living space.
- Every section is zoned to the same three Northside ISD campuses for 2026–27: Henderson Elementary, inside the community on Kallison Bend, then Straus Middle School and Harlan High School.
- Two builders have model homes on Rosette Place: Meritage Homes, with base prices from about $376,000, and Perry Homes, whose three series start in the $430,000s, $490,000s and $590,000s.
- The community's north edge borders Government Canyon State Natural Area, and part of that preserve was once the Kallison family's ranch.
What's it like to live
in Kallison Ranch?
Almost every trip starts with the same turn onto Culebra Road. Kallison Bend, the main street, runs north from Culebra past Henderson Elementary toward the newest sections, and Harlan High School is back out on Culebra, less than a mile from the entrance. The closest groceries are about a mile west on Culebra, and the bigger shopping is east, toward Loop 1604.
The other thing you notice is what isn't built. The name goes back to Nathan Kallison, whose San Antonio store grew into the largest farm and ranch supplier in the Southwest. He bought ranch land out here in 1910, and in 2002 his descendants conveyed 1,162 acres of it to Government Canyon State Natural Area, which now borders the community's north edge. The catch is distance. Lackland, Fort Sam Houston, downtown and the airport are all real drives from here.
More about the name and the location
Builders market Kallison Ranch as northwest San Antonio, but it sits on the far West Side, past Loop 1604, not in the Medical Center and Bandera Road part of town. My far West Side page compares it with Stillwater Ranch, Ladera and the other communities nearby.
Northside ISD also named a school for the family. Kallison Elementary, on Ranch View East, is a different campus from the one Kallison Ranch streets are zoned to, so don't assume the name settles it.
PCSing to Lackland or Camp Bullis?
Inside my PCS guide: where to live near each JBSA installation, which gates are open 24/7, and a timeline that runs from the day orders arrive to move-in.
Get the PCS GuideIs Kallison Ranch a good fit for you?
Kallison Ranch suits you if you're looking for:
- A home built in 2006 or later, or a new build with base prices from about $376,000 up to the $590,000s
- One of the lower tax rates on the far West Side, with no city line and no special improvement district on the bill
- Two pools, a catch-and-release pond, playgrounds and a fenced dog park inside the community
- A state natural area on the north edge instead of more rooftops
- Lackland and Camp Bullis as your closest installations, if you can live with cross-town drives to Fort Sam Houston and Randolph
What are the homes like in each section
of Kallison Ranch?
Kallison Ranch grew from Culebra Road northward in four stages, and the build year tells you most of what to expect. The older streets near Culebra are resale only. The newest sections, up against Government Canyon, are where Perry Homes and Meritage Homes are building now. The section name appears in the legal description on every appraisal and title record, so it's an easy way to tell which part of the community a listing is in.
| Section | Homes built | Most lots (sq ft) | Building now? |
|---|---|---|---|
| Phase 1, Unit 1 | 2006–2012 | 6,100–8,500 | No, resale only |
| Phase 1, later units | 2013–2021 | 6,000–9,700 | No, resale only |
| Phase 2 | 2019–2023 | 5,600–9,700 | No, resale only |
| Kallison Ranch 215 | 2022 on | 5,600–10,200 | Yes, from about $376,000 |
Phase 1, Unit 1
The original section, along streets like Wyoming Pass and Painted Wagon close to Culebra Road. Its roughly 220 homes went up between 2006 and 2012, so these are the community's oldest homes, on its most established streets. Living areas mostly run 1,800 to 2,900 square feet, and two-story plans are more common here than in the sections that followed.
The rest of Phase 1
The biggest piece, with about 860 homes on streets such as Bucking Trail, Rawhide Way, Palomino Place and Percheron Pass. They were built unit by unit from 2013 to 2021, mostly with 2,000 to 3,400 square feet on lots of about 6,000 to 9,700 square feet. Henderson Elementary and one of the amenity centers sit where these units meet the original section.
Phase 2
About 380 homes from 2019 to 2023, on streets like Iron Keeper, Bosal Bend and Cactus Canyon, with sizes close to the later Phase 1 units. Parts of Phase 2 back up to Government Canyon land. Phase 2 is also where the community's tax line shifts: most of it pays ESD 2, but some streets in Units 9B and 9C pay ESD 7, like the newest sections.
Kallison Ranch 215, the newest sections
Recorded as "Kallison Ranch 215," these units at the north end, around Rosette Place, Cavvy Trail and Dapple Colt, saw their first finished homes in 2022 and are still filling in: about 175 homes so far, with about 300 more lots still in builder and developer inventory. Lots run from about 5,600 square feet to more than 10,000 on the largest homesites. Meritage Homes is selling from about $376,000, with plans of 1,522 to 2,935 square feet. Perry Homes is building in three series: 45-foot from the $430,000s (1,900 to 2,800 square feet), 50-foot from the $490,000s (2,200 to 3,600) and 60-foot from the $590,000s (2,600 to 4,100). Both builders' model homes are on Rosette Place.
Those base prices are the starting figure for each builder's least expensive plan. The lot you pick, the options you add and any incentive on the table all move the final number. Perry names each series for the homesite's width, so a 50-foot home sits on a lot about 50 feet wide.
With Perry and Meritage still selling, a house you put back on the market before they finish would compete with their new homes on the streets around Rosette Place, often with builder incentives attached. If your stay could be short, plan on owning longer, or on renting the house out once you leave.
Before you stop by either sales office on Rosette Place, or any other builder's, give me a call. I come along to the model visits, negotiate the price, the incentives, closing costs and upgrades on your behalf, and show up for every walkthrough. My commission on a new build comes from the builder. My new construction page lays out how a build goes with me, from the first model visit to the keys.
Who runs the Kallison Ranch HOA, and what does it charge?
The association is Kallison Ranch I Community, Inc., and FirstService Residential manages it. The community's amenities include two pools, a catch-and-release fishing pond, two shaded playgrounds, two covered pavilions (one with an outdoor fireplace, one with a grill) and a fenced dog park. The association doesn't post its dues amount publicly, so get it from the listing or the seller's agent before you make an offer.
Closing brings association charges on top of the dues. The association's filed fees are a $340 transfer fee, a $150 working capital fee (a one-time contribution to the association's funds) and $375 or more for the resale certificate, which lists the dues, fees and any balance owed on the home. Fees can change, so check the current amounts on the resale certificate during your option period, the first few days under contract when you can still back out for any reason.
More about the HOA on a new build
Buying new in the 215 sections? Ask the builder which association the home will belong to, what the dues and closing charges will be, and for a copy of the HOA documents, and read them before you sign the contract.
Touring the Rosette Place models soon?
Inside: what to do before your first model visit, whether a builder's rate buydown beats a price cut, which design-center upgrades to think hard about, and what happens at the blue tape walkthrough.
Get the New Construction GuideSources
How far is Kallison Ranch from Lackland,
the Medical Center and downtown?
Of the four JBSA installations, Lackland is closest, with its Valley Hi Gate (open 24/7) about 16 miles away by road. Camp Bullis comes next at about 19. The miles are measured from the community's Culebra Road entrance; the newest sections at the north end add about a quarter mile.
| Installation | Nearest 24/7 gate | Driving miles |
|---|---|---|
| JBSA-Lackland | Valley Hi Gate | About 16 |
| Camp Bullis | Main gate | About 19 |
| Fort Sam Houston | Walters Gate | About 27 |
| Randolph | Lindsey (Main) Gate | About 38 |
For Lackland, the usual route runs east on Culebra to Loop 1604, south to SH 151, then onto Loop 410 and in at Valley Hi Drive; Luke East Gate is only a few hundred feet farther. For Camp Bullis, take Loop 1604 north instead, over to I-10 and up to Old Camp Bullis Road. Fort Sam Houston and Randolph mean crossing the city, on SH 151 and I-35 or the long way around on Loop 1604. Gate details and on-base housing for each installation are on my Lackland and Camp Bullis pages.
What about the Medical Center, the airport and downtown?
| Destination | Driving miles |
|---|---|
| South Texas Medical Center (University Hospital) | About 15 |
| San Antonio International Airport | About 22 |
| Downtown (City Hall) | About 24 |
Right below this section, I've put Kallison Ranch's live listings. They update on their own, so you can line up a 2010 resale against a builder's finished home and see what each is asking today.
(SEP 27, 2026 - OCT 27, 2026)
What are property taxes
in Kallison Ranch?
For 2026, $1.886929 per $100 of taxable value in most of the community and $1.897084 in the newest sections and parts of Phase 2. On a $400,000 home you live in, either rate works out to about $5,600 to $5,700 a year after the standard homestead exemptions. There's no city tax, no MUD and no special improvement district here, which is why Kallison Ranch sits near the bottom of the far West Side's range.
- Unincorporated: outside any city's limits. Kallison Ranch has San Antonio mailing addresses, but it's in unincorporated Bexar County, so no City of San Antonio line appears on the tax bill.
- ESD (emergency services district): a local district that collects tax for fire and ambulance service in areas no city covers. Each ESD decides for itself whether to offer a homestead exemption. Most of Kallison Ranch is in Bexar County ESD 2 ($0.089845 for 2026, with a $5,000 homestead exemption); the newest sections and parts of Phase 2 are in ESD 7 ($0.100000), which offers none.
- Homestead: the property you own and actually live in as your primary home. Once you file for the homestead exemption, most of the taxing units on the bill tax a smaller share of its value.
| Where the home is | 2026 rate per $100 | Yearly tax, $400,000 homestead | Per month |
|---|---|---|---|
| Phase 1 and most of Phase 2 (ESD 2) | $1.886929 | About $5,620 | About $470 |
| Kallison Ranch 215 and parts of Phase 2 Units 9B and 9C (ESD 7) | $1.897084 | About $5,670 | About $470 |
The section matters less than the price. A $550,000 new build in the 215 sections comes to about $8,340 a year, or about $695 a month. Those numbers cover property tax alone. Add homeowners insurance and the HOA dues to get the real monthly cost, and get an insurance quote before you're attached to a house.
Those yearly figures assume the standard 2026 homestead exemptions: Northside ISD $140,000; Bexar County and University Health 20% each; Road and Flood 20% plus $3,000; the River Authority 4%; Alamo Colleges 1% or $5,000, whichever is more; and ESD 2 $5,000. ESD 7 has no homestead exemption.
Renting the house out after you move changes the math. Once it's no longer your homestead and you've made your home somewhere else, the exemptions come off: a $400,000 house in Phase 1 goes from about $5,620 a year to about $7,550.
More about the taxing units on a Kallison Ranch bill
A Kallison Ranch tax bill has seven lines. Northside ISD is the big one at $1.034900. Then come Bexar County ($0.285963), University Health ($0.276235), Alamo Colleges ($0.166650), the San Antonio River Authority ($0.019300), county Road and Flood ($0.014036), and one emergency services district. The ESD is the only line that differs inside the community, and the property's page at bcad.org names it.
Buying new? The appraisal district values a home as of January 1, so the first bill may reflect only the lot or a partly built house. Usually the second year's bill is the first to cover the finished house, and that's the one to plan your payment around.
More about homestead and disabled veteran exemptions
You claim it on Form 50-114 with Bexar Appraisal District once you've moved in. Timing depends on the house. With a resale, the seller usually already has the exemption for the year you close, so your own begins on January 1 of the next year (the deadline is April 30). On a brand-new house, or any home the seller hadn't claimed it on, the exemption can start in the year you close, provided you apply within one year of closing.
A homestead also gets a cap. Beginning the year after you first qualify, any rise in its appraised value is limited to 10% over the previous year, not counting anything you add or build. Homeowners 65 and over, and homeowners with a disability, get an extra $73,330 off the Northside ISD value, which saves about $760 a year at the district's 2026 rate.
Disabled veterans can file Form 50-135 for one more exemption on a single property, sized by VA disability rating: 10% to 29%, $5,000; 30% to 49%, $7,500; 50% to 69%, $10,000; 70% or higher, $12,000. If the VA pays you 100% disability compensation because you're rated 100% disabled or individually unemployable, the homestead is fully exempt. A surviving spouse who doesn't remarry keeps that exemption.
Data current as of October 2026 · Sources: Bexar County Tax Assessor-Collector, 2026 Official Tax Rates and Exemptions · Bexar Appraisal District property records · 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 schools serve
Kallison Ranch?
Northside ISD. For 2026–27, every Kallison Ranch section, from the first streets off Culebra to the newest ones, is zoned to the same three campuses:
- Henderson Elementary, 14605 Kallison Bend, inside the community. It opened in 2010.
- Straus Middle School, on Talley Road.
- Harlan High School, 14350 Culebra Road (FM 471), which opened in 2017.
With 133 schools and 97,597 students, Northside ISD is a large district, covering about 355 square miles, most of it in northwest Bexar County, with edges in Medina and Bandera counties. Type a house number and street into Boundaries and Buses for that home's three campuses and its bus details, and find each campus's state report card at tea.texas.gov.
More about elementary space and zone changes
If an assigned elementary school runs out of space, Northside ISD buses students to a designated cluster campus instead. Boundaries also get redrawn when the district opens new campuses, so if a particular school is part of your decision, look the address up again right before you sign.
Data current as of October 2026 · Sources: Northside ISD Boundaries and Buses (2026–27) · Henderson Elementary · Straus Middle School · Harlan High School · Northside ISD
Where are groceries, shopping and trails
near Kallison Ranch?
The weekly basics are close by on Culebra Road, bigger shopping is a few miles east, and the nearest trails are in the state natural area to the north.
Groceries and shopping
- Culebra and 211 H-E-B, 15489 Culebra Road, about a mile west of the entrance. It opened in January 2026, with a pharmacy drive-thru and a True Texas BBQ.
- The stores and restaurants along Alamo Ranch Parkway, about five and a half miles east; my Alamo Ranch page covers that area.
Parks and trails
- Government Canyon State Natural Area, public entrance at 12861 Galm Road, about five driving miles from the community. It's open daily, with a $6 entry fee for adults, and the land protects part of San Antonio's drinking-water recharge zone. The Protected Habitat Area trails open only September through February, the rest of the trails stay open all year, and pets are limited to the front-country trails. It often reaches capacity, so reserve a day pass online before you go.
More about utilities
Being outside city limits doesn't decide who supplies water, electricity, gas or trash service; each provider has its own service area. For any home you're serious about, get the provider names and a year of bills from the seller or builder, and have the accounts switched to your name before closing day.
Data current as of October 2026 · Sources: H-E-B, Culebra and 211 · H-E-B Newsroom, store opening · Texas Parks and Wildlife, Government Canyon · driving miles by OSRM
Before you tour Kallison Ranch
The phases here differ more than the shared name suggests. Sort these out first, and the showings go faster.
- A monthly number you can live with. The approval letter only tells you the ceiling. On a $400,000 home here, property tax adds about $470 a month before insurance and HOA dues, so decide what total payment feels comfortable, and shop to that.
- How much the school zone matters. If it's on your list, look up every address in Northside ISD's boundary tool, and look again for a new build that closes after the school year turns over.
- Your HOA deal-breakers. Maybe it's a limit on leasing for when orders take you elsewhere, a ban on parking an RV in the driveway, or fence height. Name the ones that matter to you, and I'll check them before your showings.
- Your must-haves and walk-away items. A 2008 two-story on an established street and a single-story new build backing up to Government Canyon are both Kallison Ranch. Decide which features you'd walk away over and which ones you'd trade.
- Your commute at commute hours. After your gate or office is known, test the route from Culebra Road on a weekday morning at your real start time, then again on the drive home that evening.
- The flood map on lots near drainage. About two dozen home lots sit partly inside a FEMA flood zone (Zone A or AE): most are in Unit 14A of the newest sections, and the rest are in Unit 9A of Phase 2. On most of them the zone crosses only part of the lot; on a handful it covers most of it. Look up the exact address on FEMA's flood map, ask the builder about the lot on a new build, and get a flood insurance quote before you decide.
Data current as of October 2026 · Sources: FEMA National Flood Hazard Layer (Bexar County map panel 48029C0195G, effective September 29, 2010, with map revisions effective December 28, 2020) · Bexar Appraisal District parcel data
What working with me looks like
in Kallison Ranch.
I'm Tiffany Reed, a REALTOR® at Real Broker LLC and a certified Military Relocation Professional (MRP). In Kallison Ranch, the decision often comes down to a resale in one of the earlier phases or a new build at the north end. Many of my clients buy from out of state, and plenty close before they ever visit San Antonio.
- Resale homes. My homework starts before the showing: the seller's disclosure, any old inspection reports, and how many years the roof, air conditioner and water heater have on them. On a 2006 to 2012 house, those three ages tell you a lot.
- New construction. I'm with you at the model homes, I negotiate price, incentives and upgrades with the builder, and I keep tabs on the build until closing. I bring the inspection report to every walkthrough and review each item on it with you. If a sales office has already met you without me, say so up front; I'll check with the builder about joining your purchase as your agent.
- Inspections on every purchase. I recommend a general inspection and a sewer scope at the very least on every purchase, and on a new build, an inspection at each stage of construction. Across my transactions, general inspections have come in between $400 and $900, more for bigger houses, and sewer scopes between $99 and $150.
- Video tours if you're still out of state, walking you through the rooms, the backyard and the view down the block.
- A future rental, if that's the plan. When a buyer I'm working with expects to lease the house out after the next set of orders, I run rental comps on their top choices so they can weigh probable rent against the monthly mortgage.
- Lenders, offers and closing. Lender introductions come first, VA lenders included. Then I write the offer, negotiate it, schedule the inspections and meet you for the final walkthrough.
Common questions
about Kallison Ranch
Where is Kallison Ranch in San Antonio?
On Culebra Road (FM 471), west of Loop 1604 on the far West Side, in ZIP code 78254. It's about 16 driving miles from Lackland's Valley Hi Gate and about 15 from the South Texas Medical Center. Drive times vary by time of day, traffic, and gate. Check current conditions for your route before deciding.
Is Kallison Ranch inside San Antonio city limits?
No. Every section is in unincorporated Bexar County, even though the mailing addresses say San Antonio. The homes pay an emergency services district, ESD 2 or ESD 7, instead of the City of San Antonio tax.
What does the Kallison Ranch HOA cost?
The association, Kallison Ranch I Community, Inc., doesn't post its dues publicly, so get the current figure from the listing or the seller's agent. FirstService Residential manages it. Closing adds the association's own charges, filed as a $340 transfer fee, a $150 working capital fee and $375 or more for the resale certificate; check the current amounts on the resale certificate during your option period.
What amenities does Kallison Ranch have?
Two pools, a catch-and-release fishing pond, two shaded playgrounds, two covered pavilions and a fenced dog park, plus Henderson Elementary inside the community.
Is Perry Homes still building in Kallison Ranch?
Yes. Perry Homes is building in its 45-, 50- and 60-foot series, from the $430,000s to the $590,000s, and Meritage Homes from about $376,000. Both are in the newest sections, with model homes on Rosette Place.
What schools are zoned to Kallison Ranch?
For 2026–27, Northside ISD assigns Kallison Ranch streets to Henderson Elementary, Straus Middle School and Harlan High School. Confirm any address in the district's Boundaries and Buses tool.
Can I rent out my Kallison Ranch home if I PCS?
Yes, within the HOA's leasing rules. Keeping the house and leasing it out can be a real advantage of buying here on orders. On your next orders, any VA entitlement you haven't used can back another VA loan there; depending on how much is unused and the county limit there, a lender might require some money down. If you'd sell within two or three years instead, the sale is unlikely to cover your buying and selling costs, especially with Perry and Meritage still offering new homes nearby. Read those leasing rules before you buy, and budget for the higher tax bill once the homestead exemption drops off.
Data current as of October 2026 · Sources: Bexar Appraisal District · Bexar County Clerk, HOA management certificate (April 2024) · Perry Homes, Kallison Ranch amenities · U.S. Department of Veterans Affairs, VA loan limits and entitlement
Ready to see
Kallison Ranch in person?
Tell me your move date and whether an established street or a brand-new build appeals more. I'll schedule showings, in person or over video, join you at the Rosette Place models, and handle the offer on the house you pick. Not ready yet? Browse Kallison Ranch 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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