San Antonio Neighborhoods
Live Oak,
Northeast San Antonio
A Bexar County city of 4.7 square miles near the I-35/Loop 1604 junction — 13 miles northeast of downtown San Antonio, adjacent to JBSA-Randolph, and consistently named as one of the most accessible price points in the Randolph corridor for military families and VA loan buyers.
Live Oak is the most accessible price point in the northeast San Antonio corridor for JBSA-Randolph families — incorporated in the 1960s, 4.7 square miles, 13 miles northeast of downtown, and adjacent to Universal City where Randolph is located. It is divided between Judson ISD and North East ISD depending on the specific address. The housing stock is established — older and more affordable than Schertz or Cibolo — and this is a consistently active VA loan market. Research the specific school district and campus for any property before making an offer. — Tiffany Reed, REALTOR® MRP
Last updated: May 2026 · Sources: TSHA (tshaonline.org) · Wikipedia · TEA (tea.texas.gov) · SABORWhat makes Live Oak
different.
Live Oak incorporated in the 1960s near the junction of Interstate 35 and Loop 1604, 13 miles northeast of downtown San Antonio in northeastern Bexar County, according to the Texas State Historical Association (tshaonline.org). It first appeared on the US Census in 1970 with a population of 2,779 — a community that had chosen to exist on its own terms at the gateway between San Antonio and the northeast corridor communities that would grow up around JBSA-Randolph. The city has its own police and fire departments, its own 75-acre city park, and a community identity built around decades of military-adjacent residential life. The 2020 Census counted 15,781 residents across 4.7 square miles.
What defines Live Oak in the market today is its position: adjacent to Universal City, which hosts JBSA-Randolph, and at one of the most accessible price points in the northeast corridor. Military housing guides consistently identify Live Oak as the entry-point community for Randolph families — meaning buyers who prioritize short commute distance and maximum purchasing power over newer housing stock or master-planned amenities. The Forum at Olympia Parkway provides retail access including major anchors and an IKEA directly in the corridor. The northeast I-35 position also provides a practical dual-installation commute to JBSA-Fort Sam Houston, making Live Oak a sensible choice for dual-military households split between the two northeast installations.
The housing stock in Live Oak spans a wide era — from 1960s-era established neighborhoods in the original city footprint to more recent construction in communities like Bridlewood Park. That range produces a meaningful price spread and a meaningful condition spread. Evaluating each property individually — not by neighborhood name or era alone — is essential in this market.
PCSing to JBSA-Randolph and evaluating the northeast corridor?
The free San Antonio Relocation Guide gives an honest side-by-side of Live Oak, Universal City, Schertz, and Cibolo — so you can match the right community to your budget, school priorities, and commute.
Get the Free Relocation GuideWho Live Oak is a good fit for
- Military families assigned to JBSA-Randolph who need the most accessible price point in the northeast corridor — Live Oak is consistently named as the entry-level community for Randolph assignments
- Dual-military households split between JBSA-Randolph and JBSA-Fort Sam Houston — the I-35 corridor provides a direct route to both installations from Live Oak's position
- VA loan buyers who want a high volume of active comparable sales and an established VA loan market in the community — Live Oak has consistent VA activity given its military-adjacent location
- Junior to mid-grade enlisted buyers maximizing BAH purchasing power — the low $200s entry tier makes homeownership accessible at ranks where most northeast corridor communities do not
- Buyers comfortable with established housing stock from the 1960s through 1990s and willing to evaluate condition carefully
Who should look elsewhere
- Buyers who prioritize school district as the primary factor — Live Oak is divided between Judson ISD and NEISD depending on address; Judson ISD is a large district with variable campus performance; research each campus at tea.texas.gov before deciding
- Buyers who want the strongest new construction inventory — Schertz and Cibolo offer more active builder communities at higher price points with SCUCISD school access
- Buyers assigned to Lackland or Camp Bullis who do not have a secondary reason to be in the northeast corridor — the southwest installations are 25–30+ miles from Live Oak
- Buyers who want master-planned community amenities — Live Oak's character is established residential rather than resort-style planned communities
Communities worth knowing
in Live Oak.
Bridlewood Park
One of the newer subdivisions in Live Oak — homes with more contemporary layouts, proximity to The Forum retail corridor, and Judson ISD school access. Popular with military families and veterans specifically because of the combination of relative newness, accessible price, and short Randolph access. For buyers who want a more updated floor plan without paying Schertz or Cibolo prices, Bridlewood Park occupies a practical middle position.
Auburn Hills at Woodcrest
A community adjacent to Woodcrest Nature Park, served by North East ISD rather than Judson ISD — which is a meaningful distinction for buyers where district is a decision factor. Homes in Auburn Hills are affordable with equity potential, and access to 32 acres of nature trail and wildlife immediately adjacent adds genuine quality-of-life value. For buyers who specifically want NEISD access at an accessible price, Auburn Hills is the address to focus on within Live Oak.
Live Oak Village and original community
The original footprint of Live Oak — homes from the 1960s onward, community pool, mature trees, and the most accessible price tier in the city. Under $220,000 options exist here for buyers with patience and a willingness to evaluate renovation history carefully. This is not a market where turnkey condition is assumed at these prices; due diligence on systems age and condition is essential. For buyers where purchase price is the primary constraint, Live Oak Village delivers homeownership at price points that few communities in the northeast corridor can approach.
What homes cost
in Live Oak.
According to SABOR, Live Oak home prices generally range from the low $200s to the upper $280s and above. This is the most accessible price range in the northeast Randolph corridor — well below comparable access in Schertz or Cibolo. The price spread within Live Oak is driven by community (Auburn Hills versus Live Oak Village), era of construction, and condition. Unrenovated homes in the original city footprint can be found under $220,000; more recently built or renovated properties in communities like Bridlewood Park run into the $240s to $270s and above. Verify current figures in the live market data below.
Live Oak sits in Bexar County, where the median effective property tax rate runs approximately 1.55%, according to Ownwell. Combined rates including all taxing entities run higher; verify the current combined rate with the Bexar County Appraisal District (bcad.net) before closing. Apply for the Homestead Exemption after closing — the 2025 Texas legislature increased the school district exemption to $140,000 off appraised value. Disabled veterans with a 100% disability rating are fully exempt from Texas property taxes.
New construction in Live Oak is limited — some activity exists, particularly in Bridlewood Park, but the community's established character means the market is primarily resale. For buyers where new construction is the priority, Schertz and Cibolo offer far more builder inventory at higher price points. Live market data for Live Oak is shown below.
Price ranges approximate. Source: SABOR (sabor.com). Property tax rate source: Ownwell; verify at bcad.net before closing.
(APR 06, 2026 - MAY 06, 2026)
Schools in
Live Oak.
Live Oak is divided between two school districts depending on the specific property address, according to Wikipedia. The majority of Live Oak addresses are served by Judson Independent School District. Some areas — including Auburn Hills at Woodcrest — are served by North East Independent School District (NEISD).
Judson ISD is a large district with variable campus performance; individual campuses serving Live Oak include Roosevelt High School, Edward H. White Middle School, and Royal Ridge Elementary — each of which has its own TEA accountability rating that may differ from the district's overall standing. Research the specific campus for any property at tea.texas.gov before making an offer. The district has experience serving military-connected students given its geographic overlap with JBSA communities. NEISD, which serves Auburn Hills, received a score of 78 (C rating) for 2025 TEA accountability, according to Community Impact; individual campus performance varies within that district as well. Verify campus assignment and current rating for any property regardless of which district serves the address.
VA loan information
Live Oak is an active VA loan market — consistently high VA purchase activity given the community's proximity to JBSA-Randolph and the price point that makes homeownership accessible at most enlisted ranks. Eligible veterans with full entitlement have no VA-imposed loan limit. For homes at the lower price tier with older housing stock, VA Minimum Property Requirements may flag deferred maintenance items — roof condition, HVAC age, electrical panels. Work with a VA-experienced agent and lender who can identify and address potential MPR issues before they become closing problems. For a full overview, see the free VA loan guide.
Distance to JBSA
from Live Oak.
Live Oak sits adjacent to Universal City, which hosts JBSA-Randolph — making it one of the shortest practical commutes of any established off-base community in the northeast corridor. The I-35 corridor also provides direct access to JBSA-Fort Sam Houston, making Live Oak a practical dual-installation community for households split between the two northeast installations. Lackland and Camp Bullis are on the opposite side of the city from Live Oak's northeast position.
| JBSA-Randolph | Approximately 8–12 miles (adjacent to Universal City) |
| JBSA-Fort Sam Houston | Approximately 12–17 miles via I-35 south |
| JBSA-Lackland | Approximately 25–30 miles southwest |
| JBSA-Camp Bullis | Approximately 30–36 miles northwest |
For a full overview of military housing near JBSA-Randolph, see the Randolph AFB housing guide and the military relocation overview.
What daily life looks like
in Live Oak.
Live Oak's outdoor infrastructure is genuinely impressive for a city of 4.7 square miles — nearly 150 acres of parks and amenities, anchored by the 75-acre Main City Park. Main City Park was developed in 1971 and includes a football field, basketball courts, a skatepark, a lakeside addition with fishing and canoeing, disc golf, picnic areas, and free barbecue areas, according to Homes.com. Woodcrest Nature Park — 32 acres adjacent to Auburn Hills at Woodcrest — provides a quieter trail experience with deer, birds, and native wildlife. The city hosts regular events at the park including holiday celebrations, food truck gatherings, and community activities.
The Forum at Olympia Parkway brings major retail directly into the corridor — IKEA, Target, Best Buy, and a movie theater are all accessible without leaving the immediate area. Restaurants and daily shopping needs are well served. The northeast I-35 corridor also provides quick access to New Braunfels and the broader Hill Country for weekend escapes. Downtown San Antonio is approximately 13 miles via I-35.
- Main City Park — 75 acres, football field, basketball courts, skatepark, lake, fishing, canoeing, disc golf, picnic areas
- Woodcrest Nature Park — 32 acres, nature trail, deer and wildlife sightings
- City-hosted events: holiday celebrations, food trucks, community activities
- The Forum at Olympia Parkway — IKEA, Target, Best Buy, movie theater, dining
- Own police and fire departments as an incorporated city
- Northeast I-35 corridor access to New Braunfels, Canyon Lake, and Texas Hill Country
- Approximately 13 miles from downtown San Antonio via I-35
What buyers ask about
Live Oak.
What school district is Live Oak in?
Live Oak is divided between Judson ISD and North East ISD (NEISD) depending on the specific property address. Judson ISD serves the majority of Live Oak addresses; NEISD serves some areas including Auburn Hills at Woodcrest. Both are large districts with variable campus performance. Confirm the exact district and campus assignment for any property at tea.texas.gov before making an offer. Source: Wikipedia; Homes.com.
How close is Live Oak to JBSA-Randolph?
Approximately 8 to 12 miles. Live Oak is adjacent to Universal City, which hosts JBSA-Randolph, making it one of the shortest practical commutes of any established off-base community in the northeast corridor. Military housing guides consistently identify Live Oak as the most accessible price point in the Randolph corridor for this reason. Always verify using Google Maps with your specific property address and gate at duty-hour traffic before committing.
What are home prices in Live Oak?
According to SABOR, prices generally range from the low $200s to the upper $280s and above. This is the most accessible price range in the northeast Randolph corridor. The spread is driven by community, era of construction, and condition -- from under $220,000 in the original city footprint to the mid-to-upper $200s in more recently built communities like Bridlewood Park. See live market data on this page for current figures.
How does Live Oak compare to Universal City for Randolph families?
Universal City is closer to Randolph's gates and served by SCUCISD, which is a strong district. Live Oak is slightly further but more affordable, and is served by Judson ISD and NEISD depending on address. For buyers where price is the primary constraint and school district is secondary, Live Oak delivers the shortest possible Randolph commute at the lowest possible price. For buyers where SCUCISD is a priority, Universal City is worth the price premium.
Is Live Oak good for dual-military families?
Yes, particularly for households split between JBSA-Randolph and JBSA-Fort Sam Houston. I-35 connects both installations from Live Oak's northeast position -- Randolph is 8 to 12 miles northeast, Fort Sam is 12 to 17 miles via I-35 south. Military housing guides specifically call out Live Oak as a dual-installation community for households with split Randolph and Fort Sam assignments.
What is the property tax rate in Live Oak?
Live Oak is in Bexar County, where the median effective property tax rate runs approximately 1.55%, according to Ownwell. Combined rates including all taxing entities run higher. Verify with the Bexar County Appraisal District at bcad.net before closing.
What working with me looks like
for Live Oak buyers.
I work with Live Oak buyers from initial search through closing. As an Army wife of 18 years and a Certified Military Relocation Professional, I understand the northeast corridor and the specific decision-making that Randolph and Fort Sam Houston assignments require. The school district picture in Live Oak is more complicated than most buyers expect before they arrive — two districts, one city, and the specific campus assignment depending on the street. I'll help you understand that map before you start touring so that you're evaluating homes against the right criteria from the beginning.
Thinking about
Live Oak?
I'll pull current listings, walk through the school district picture for your specific address, and confirm the commute math for your assignment.
Let's TalkTiffany Reed, REALTOR® | MRP | License #786707 | Real Broker LLC | (919) 800-9870 | tiffany@tiffanyreedtx.com | tiffanyreedtx.com