San Antonio Areas
Northeast San Antonio
and Randolph
Outside Loop 410 along I-35 and FM 78, from Kirby and Windcrest out to Schertz, Cibolo and Marion: eleven small cities around Randolph's main gate, three counties, six school districts, and 2026 tax rates that change at almost every city line.
Questions about northeast San Antonio? Call or text me at (919) 800-9870
Northeast San Antonio is the land outside Loop 410 between I-10 East and I-35, running out FM 78 and I-35 to Cibolo, Garden Ridge and Marion. Most of it is a ring of small cities around JBSA-Randolph: Universal City is about 2 miles from Randolph's Lindsey Gate, and Schertz and Converse about 2.5. Six school districts and three counties split the area, so 2026 tax rates run about $1.73 to $2.50 per $100. Builders are still selling here, with base prices from about $181,000.
Tiffany Reed, REALTOR® | MRP · Data current as of October 2026 · Sources: Bexar County Tax Assessor-Collector · Guadalupe Appraisal District · OpenStreetMap routing (OSRM) · Lennar- From City Hall, Universal City is about 2 miles from Randolph's Lindsey Gate, Schertz and Converse about 2.5, and Live Oak and Cibolo about 4. Kirby, Windcrest and Woodlake sit closer to Fort Sam Houston's BAMC/I-35 Gate, at about 3 to 5.5 miles.
- The mailing address doesn't settle much here. Schertz reaches into three counties. A Converse mailing address is no clearer: the house could be in the City of Converse, within San Antonio's limits, or on unincorporated county land.
- On a $300,000 home you live in, 2026 taxes come to about $2,850 a year inside Garden Ridge, about $3,720 in unincorporated East Central ISD sections such as Randolph Crossing, about $5,060 in Universal City and about $5,740 in Kirby, after the standard homestead exemptions.
- Voters in Schertz-Cibolo-Universal City ISD (SCUCISD) decide on a school tax rate on November 3, 2026. If they approve it, the district's rate rises from $1.0769 to $1.1969 per $100. That changes the bill in most of Schertz and Cibolo, at The Crossvine, on Universal City's east side and in a few Converse subdivisions.
- New-home base prices start at about $181,000 (Lennar at Rose Valley, with a Converse address) and run up to Coventry Homes' 75-foot series at Homestead in Schertz, from about $595,000.
Where is northeast
San Antonio?
It starts where Loop 410 crosses I-35 and FM 78 on the northeast side and fans out between I-10 East and I-35, past Loop 1604, to about FM 1103 on the I-35 side and the town of Marion out FM 78. Garden Ridge, up FM 3009, sits on the Comal County side of the same stretch. JBSA-Randolph sits near the middle of it.
FM 78 is the spine. It runs from near Fort Sam Houston's BAMC/I-35 Gate out through Kirby and Converse to Randolph's main gate, then on through Cibolo to Marion. I-35 carries the other half: Windcrest, Live Oak, Selma and Schertz line up along it toward New Braunfels. Pat Booker Road connects Universal City to the base, and Loop 1604 cuts across everything from Live Oak to the east side of Converse. Most addresses fall in ZIP codes 78108 (Cibolo), 78109 (Converse), 78148 (Universal City), 78154 (Schertz and Selma) and 78233 (Live Oak), plus 78239 (Windcrest), 78219 (Kirby), 78244 (Woodlake), 78266 (Garden Ridge) and 78124 (Marion).
New Braunfels, San Marcos and Seguin, farther out I-35 and I-10, are a separate area with their own markets; my New Braunfels page covers the closest of them. Inside Loop 410, the neighborhoods around Fort Sam Houston belong to central San Antonio, not this page.
More about city lines, counties and mailing addresses
Several of these cities cross county lines. By the Census Bureau's 2025 estimates, most of Schertz is in Guadalupe County, but about 6,600 of its residents live in the Bexar County part and about 1,900 in the Comal County part. Selma is split three ways too: about 7,900 people on the Bexar side, 3,800 on the Guadalupe side and a few hundred in Comal County. That matters because each county has its own appraisal district and its own county tax rates.
Post office names reach past city limits. A Converse or Schertz address can sit in unincorporated Bexar County, which has no city government or city tax, and two homes in Woodlake with the same 78244 ZIP can be in different places: Woodlake Park is unincorporated, while Woodlake Meadows is inside San Antonio. The taxing units on the home's appraisal record (bcad.org for Bexar, guadalupead.org for Guadalupe, comalad.org for Comal) show which city, if any, it's in.
Orders to Randolph, and still learning the map?
The PCS to San Antonio Guide lays out the neighborhoods near all four JBSA installations, the gates that never close, and a countdown that starts the day your orders arrive.
Get the PCS GuideIs northeast San Antonio a good fit for you?
Northeast San Antonio is a good fit if you want:
- Randolph as your installation, with several cities within a few miles of the main gate and I-35 for trips to Fort Sam Houston and BAMC
- A real choice of house age, from 1960s and 1970s homes on bigger lots in Windcrest and Kirby to builder communities in Schertz and Cibolo
- Lower tax rates in Garden Ridge and the unincorporated sections, if you're willing to check the record for each house
- Room to spread out on acre lots in Garden Ridge or on acreage around Marion, with a drive for most errands
- New-home base prices that run from about $181,000 around Converse to the high $500,000s at Homestead
Which communities are near Randolph,
and who is building there?
Twelve places, listed by how close they are to Randolph's main gate. Eight have pages of their own, linked below, so the entries for them stick to what's new and what compares. Builders are still selling in or right outside Universal City, Schertz, Converse, Cibolo and Marion; most of the rest is pre-owned.
Two terms in the table: an ISD (independent school district) is a Texas public school district, and SCUCISD is Schertz-Cibolo-Universal City ISD. Unincorporated land sits in the county but in no city, so it has no city tax or city services; an emergency services district handles fire and EMS there.
Every price on this page is a builder's base price, meaning its starting plan on a standard homesite before upgrades, lot premiums and incentives. They show where a community begins, not what most of its homes cost. When a builder sells by lot width, a 55-foot series means homes on homesites about 55 feet wide, and the wider series start higher.
| Community | City or county | School district | Building now? |
|---|---|---|---|
| Universal City | City, Bexar County | Judson ISD or SCUCISD | Yes, one community, from about $450,000 |
| Schertz | City in Guadalupe, Bexar and Comal counties | Mostly SCUCISD | Yes, from about $345,000 |
| Converse | City, plus unincorporated and San Antonio addresses | Judson, East Central or SCUCISD | Yes, from about $181,000 |
| Live Oak | City, Bexar County | Judson ISD or North East ISD | No, mostly pre-owned |
| Cibolo | City, Guadalupe County | Mostly SCUCISD | Yes, from about $347,000 |
| Woodlake | Mostly unincorporated Bexar; some sections in San Antonio | Judson ISD | No, pre-owned only |
| Windcrest | City, Bexar County | North East ISD | No, pre-owned only |
| Selma | City in Bexar, Guadalupe and Comal counties | Judson ISD on the Bexar side | No, mostly pre-owned |
| Kirby | City, Bexar County | Judson ISD | No, mostly pre-owned |
| Garden Ridge | City, Comal County | Comal ISD | Rarely, mostly pre-owned |
| Marion | City, Guadalupe County | Marion ISD | Yes, just outside the city, from about $219,000 |
| Santa Clara | City, Guadalupe County | Marion ISD | No, mostly pre-owned |
Universal City
Universal City has its own page, and most of what sells there is a resale built between the 1960s and the 1990s. The one exception is Cibolo Crossing, off Seibel Way near Cibolo Creek, where Beazer Homes has been building since 2022 on lots of about 7,400 square feet, some backing to the greenbelt or the golf course. It's inside the city and in Judson ISD, with access to the creek trails, and Beazer's base price starts at about $450,000.
Schertz: The Crossvine and Homestead
Schertz has its own page, and the area's two biggest master-planned communities sit inside it, at opposite ends of the city. The Crossvine, off FM 1518 in the Bexar County part, has been building since 2014 on lots of roughly 6,000 to 11,700 square feet, with pocket parks, an events pavilion, a resort-style pool and trails. Chesmar Homes is down to a few homesites from about $345,000, and DRB Homes is building from about $360,000, Scott Felder Homes from about $405,000 and Highland Homes from the $440,000s.
Homestead sits off I-35 near FM 1103, at the north end of town, with a pool, pavilion and great lawn, a fitness center and trails. Highland Homes is building from the $460,000s, Perry Homes from the $480,000s on 55-foot homesites and the $570,000s on 65-foot homesites, Century Communities from the low $500,000s, and Coventry Homes from about $500,000 in its 65-foot series and $595,000 in its 75-foot series. Lots along the upper end of Homestead Parkway sit in Comal County and Comal ISD, which changes both the tax bill and the schools, so check each lot.
Converse and its neighbors
Converse has its own page, and its name covers far more ground than the city does. Four builder communities with Converse addresses are selling, all in East Central ISD. KB Home is down to its final homesites at Knox Ridge, inside the city, from about $215,000. The other three sit south of I-10 East: Lennar's Rose Valley, from about $181,000, and Randolph Crossing, from about $235,000, both in unincorporated Bexar County, and M/I Homes' Paloma Park, inside San Antonio, from about $257,000, with HOA dues of $25 a month.
Flora Meadows, Savannah Place, Vista Real and Catalina also have Converse addresses south of I-10, and they're on my East Side page.
Live Oak
Live Oak has its own page, and every house for sale there today is a resale. The newest homes, in Skybrooke on the North East ISD side, went up between about 2019 and 2024, and the rest of the city runs back to the 1960s.
Cibolo
Cibolo has its own page. Inside the city, D.R. Horton is building at Steele Creek from about $347,000 and Beazer Homes at Saddle Creek Ranch from about $400,000. Meritage Homes is selling at Legendary Trails, just outside the city line in Cibolo's extraterritorial jurisdiction (the unincorporated band where the city reviews new subdivisions but doesn't tax), from about $375,000. Beazer, from about $421,000, and Highland Homes, from the $470,000s, are building at Venado Crossing, another community with a Cibolo address.
Woodlake
A group of established subdivisions along Woodlake Parkway, just east of Kirby, between FM 78 and I-10. Woodlake Park, the largest, went up from the mid-1980s into the 2020s, with most homes built around 2000 on lots of about 7,000 square feet, and Woodlake Country Club Estates dates mostly from the early 1980s. Both are in unincorporated Bexar County. Woodlake Meadows and the Woodlake GVH sections, built between about 2005 and 2019, are inside San Antonio. All of it is Judson ISD.
Windcrest
Windcrest has its own page: a city of about 5,800 people just east of Loop 410 and I-35, almost all of it 1960s and 1970s homes on generous lots. Nothing new is being built there, and it's one of the closest cities on this page to BAMC.
Selma
An I-35 city of about 12,000 people between Live Oak and Schertz. Its homes on the Bexar County side are mostly in subdivisions built since 2005: Retama Springs (about 2005 to 2014, lots near 7,000 square feet), Retama West, Creekside Gardens and Creekside Ridge, and Sunrise Village, finished between 2020 and 2023. Selma Park Estates has homes on lots of about half an acre. Those Bexar-side neighborhoods are in Judson ISD; Selma's Guadalupe and Comal County parts can be in other districts, so check by address. One name to watch: Retama Hollow, next to Retama Springs, is in Live Oak and North East ISD, not Selma.
Kirby
A city of about 8,200 people along FM 78, just east of Loop 410, and the closest place on this page to Fort Sam Houston. Its roughly 2,600 houses were mostly built between 1960 and 1984, on lots that typically run about 6,300 to 12,900 square feet. The whole city is in Judson ISD. A few infill homes have gone up in recent years, but there's no builder community.
Garden Ridge
Garden Ridge has its own page: a Comal County city up FM 3009 where most lots run three-quarters of an acre to an acre. New houses there are rare, and most of what sells is a resale.
Marion
Marion has its own page. The town itself is small and mostly built out, so new homes are going up just past the city limits, in subdivisions the city lists as part of its extraterritorial jurisdiction. Lennar is selling at Kayden Springs from about $219,000, Centex at Dove Song from about $234,000, and Meritage Homes at Stetson Ridge from about $305,000. Other builders are selling under Marion mailing addresses farther out, so check where a given lot sits before you compare.
Santa Clara
A small city of about 750 people in Guadalupe County, between Cibolo and Marion, with rural lots and no builder community. Marion ISD serves it. It isn't the Santa Clara subdivision inside Converse, which is a different place.
Plan on an HOA in nearly every newer subdivision here, and on deed restrictions on acreage around Marion. Get the dues in writing, along with any special district the lot sits in, before you sign with a builder.
One thing to weigh before buying new here: the builders above are still at work in Schertz, Cibolo, around Converse and outside Marion, often a few miles apart. Sell a new house within a few years, and the buyers who tour it can also tour the builder's brand-new homes nearby, incentives included. If an early sale is possible for you, plan on owning it longer, or on renting it out once you leave.
Bring me in before your first look at any builder's homes. I come to the model visits, negotiate with the builder on your behalf, and attend every walkthrough through closing, and the builder pays my commission. How a new build goes from contract to keys is on my new construction page.
Weighing The Crossvine against Homestead, or a new build against a resale?
The New Construction Buyer Guide explains how builder contracts and incentives work, what to inspect on a brand-new house, and the questions worth asking a builder.
Get the New Construction GuideSources
How far is northeast San Antonio from Randolph,
the Medical Center and downtown?
About 2 to 12 driving miles to Randolph's Lindsey Gate, the base's only gate open around the clock. Fort Sam Houston is the other close installation: about 3 miles from Kirby and 5 to 5.5 from Windcrest and Woodlake. Lackland and Camp Bullis are cross-town drives from everywhere here. The tables give rounded driving miles, sorted by the drive to Randolph.
| Community | Randolph (Lindsey Gate) | Fort Sam Houston (closest 24/7 gate) | Lackland (Luke East Gate) | Camp Bullis (main gate) |
|---|---|---|---|---|
| Universal City | 2 mi | 11 mi | 28 mi | 23 mi |
| Schertz (City Hall) | 2.5 mi | 15 mi | 31 mi | 26 mi |
| Converse | 2.5 mi | 8.5 mi | 25 mi | 26 mi |
| The Crossvine (Schertz) | 4 mi | 14 mi | 28 mi | 30 mi |
| Live Oak | 4 mi | 9.5 mi | 26 mi | 23 mi |
| Cibolo | 4 mi | 16 mi | 33 mi | 30 mi |
| Woodlake | 7.5 mi | 5.5 mi | 20 mi | 27 mi |
| Windcrest | 7.5 mi | 5 mi | 22 mi | 21 mi |
| Selma | 7.5 mi | 12 mi | 29 mi | 23 mi |
| Kirby | 8 mi | 3 mi | 19 mi | 25 mi |
| Garden Ridge | 8.5 mi | 16 mi | 33 mi | 25 mi |
| Marion | 9.5 mi | 24 mi | 38 mi | 35 mi |
| Santa Clara | 11 mi | 23 mi | 41 mi | 36 mi |
| Homestead (Schertz) | 12 mi | 19 mi | 36 mi | 31 mi |
Most of these drives use one of two roads. FM 78 carries Kirby, Converse, Cibolo, Marion and Santa Clara to the Lindsey Gate, and Universal City gets there down Pat Booker Road. For Fort Sam, the I-35 cities (Live Oak, Selma, Schertz, Garden Ridge and Homestead) head south on I-35 to the BAMC/I-35 Gate, while Cibolo and Santa Clara come in through the Harry Wurzbach East Gate. The East, West and South gates at Randolph open on weekdays only, for set hours. For base housing, the visitor center and gate details, see my Randolph page and Fort Sam Houston page.
How far is it to downtown, the airport and the Medical Center?
Kirby and Woodlake are the closest to downtown, at about 9 and 11 miles, and Windcrest is about 7 miles from the airport. The Medical Center is on the far side of town from all of them, at 14 to 33 miles.
| Community | Downtown (City Hall) | Airport (SAT) | Medical Center (University Hospital) |
|---|---|---|---|
| Kirby | 9 mi | 13 mi | 18 mi |
| Woodlake | 11 mi | 13 mi | 20 mi |
| Windcrest | 12 mi | 7 mi | 14 mi |
| Converse | 14 mi | 11 mi | 19 mi |
| Live Oak | 16 mi | 11 mi | 18 mi |
| Universal City | 18 mi | 12 mi | 20 mi |
| Selma | 19 mi | 13 mi | 21 mi |
| The Crossvine (Schertz) | 19 mi | 18 mi | 25 mi |
| Cibolo | 21 mi | 20 mi | 27 mi |
| Schertz (City Hall) | 22 mi | 16 mi | 24 mi |
| Garden Ridge | 23 mi | 18 mi | 25 mi |
| Homestead (Schertz) | 26 mi | 21 mi | 28 mi |
| Marion | 28 mi | 25 mi | 32 mi |
| Santa Clara | 31 mi | 26 mi | 33 mi |
Live northeast San Antonio listings sit right below this section. Filter them by city to compare what resales and finished new builds are asking right now.
(SEP 27, 2026 - OCT 27, 2026)
What are property taxes
near Randolph?
For 2026, about $1.73 to $2.50 per $100 of taxable value across northeast San Antonio. Four things decide where a home lands: the county it's in, the city (or no city at all), the school district, and whether the lot carries a special district of its own.
- Unincorporated: county land that sits in no city. The bill has no city line; an emergency services district rate appears instead.
- ESD (emergency services district): pays for fire and EMS outside city limits. The Bexar County ESDs on this side of town are $0.100000 for 2026.
- SID (special improvement district): a district placed on certain subdivisions to pay back the cost of the public improvements that serve them. The Fischer Gardens SID, on Rose Valley's Phase 1B lots, is $0.562880 and taxes the full value with no homestead exemption.
- MUD (municipal utility district): a district that pays for a subdivision's water, sewer and drainage. Several sit outside city limits in Guadalupe County, including the MUD just outside Marion at $1.000000.
- Homestead: your principal residence, the one house you own and occupy. File for the homestead exemption and each taxing unit takes part of the value off before it taxes the rest.
The table compares the same $300,000 house, with the homestead exemptions, in each setup.
| Where the home is | 2026 rate per $100 | Where you'll see it | Yearly tax, $300,000 homestead | Per month |
|---|---|---|---|---|
| Garden Ridge, Comal ISD | $1.729428 | All of Garden Ridge | About $2,850 | About $240 |
| Unincorporated Bexar, East Central ISD, ESD | $1.794184 | Randolph Crossing, most of Rose Valley | About $3,720 | About $310 |
| Unincorporated Bexar, Judson ISD, ESD | $1.841784 | Woodlake Park, Woodlake Country Club Estates | About $3,800 | About $315 |
| Selma, Bexar County side, Judson ISD | $1.941554 | Retama Springs, Sunrise Village and the other Bexar-side subdivisions | About $4,090 | About $340 |
| Schertz, Guadalupe County side, SCUCISD | $1.955800 | Most of Schertz | About $4,340 | About $360 |
| Cibolo, SCUCISD | $1.977700 | Most of Cibolo | About $4,410 | About $365 |
| Marion, Marion ISD | $1.998400 | Inside Marion's city limits | About $4,360 | About $365 |
| Live Oak, Judson ISD | $2.140539 | Most of Live Oak | About $4,450 | About $370 |
| Converse, Judson ISD | $2.257484 | Most of Converse's city limits | About $5,020 | About $420 |
| Windcrest, North East ISD | $2.268679 | All of Windcrest | About $5,000 | About $415 |
| Universal City, Judson ISD | $2.271784 | Most of Universal City, including Cibolo Crossing | About $5,060 | About $420 |
| Schertz, Bexar County side, SCUCISD | $2.368684 | The Crossvine | About $5,240 | About $435 |
| Kirby, Judson ISD | $2.490638 | All of Kirby | About $5,740 | About $480 |
Read the per-month column as the tax slice of a house payment. Principal, interest, homeowners insurance and HOA dues sit on top of it, so ask an insurance agent for a quote on any house you're serious about.
A lower rate doesn't always mean a lower bill, because each taxing unit sets its own homestead exemption. Windcrest's rate is a little higher than Converse's, yet the same house there comes out slightly lower. The dollar figures apply each unit's general homestead exemption, listed under the taxing units below.
The SCUCISD rows assume today's school rate. Should SCUCISD's November 3, 2026 election pass, its rate goes from $1.0769 to $1.1969 per $100, adding about $190 a year (about $16 a month) to the same $300,000 homestead in Schertz, Cibolo, The Crossvine, the SCUCISD side of Universal City or the Converse subdivisions in SCUCISD, such as MacArthur Park.
Once the house is a rental and your main home is elsewhere, it loses the homestead exemptions. Inside Cibolo, at $1.977700, the same $300,000 house goes from about $4,410 a year to about $5,930.
More about the taxing units on a northeast bill
For 2026, every Bexar County home carries the same five county-wide units: Bexar County $0.285963, University Health $0.276235, the San Antonio River Authority $0.019300, the Alamo Community College District $0.166650 and Road and Flood $0.014036, which add up to $0.762184. Guadalupe County homes pay Guadalupe County $0.2964 and its lateral road fund $0.0529, and Garden Ridge's Comal County bill carries Comal County $0.273000, the Comal County lateral road fund $0.032015 and Comal County ESD No. 6 $0.095475.
School district rates for 2026: Judson ISD $0.979600, North East ISD $0.975400, East Central ISD $0.932000, SCUCISD $1.0769 ($1.1969 if the election passes), Comal ISD $1.0748 and Marion ISD $1.1540. City rates: Kirby $0.748854, Cibolo $0.5515, Schertz $0.5296, Windcrest $0.531095, Universal City $0.530000, Converse $0.515700, Marion $0.4951, Live Oak $0.398755, Garden Ridge $0.254138, Selma $0.199770 and Santa Clara $0.1800.
Homestead exemptions used in the table: every school district takes $140,000 off. In Bexar County, Road and Flood takes $3,000 plus 20%; the county, University Health and Live Oak take 20% apiece; Windcrest takes 5% and the River Authority 4%; and Alamo Colleges, Converse, Universal City and Selma take $5,000 each; in Guadalupe County, $5,000 for the county and $8,000 for its lateral road fund; in Comal County, another 20% from Comal ISD, 20% for the county and $3,000 plus 20% for the lateral road fund. Kirby, Schertz, Cibolo, Marion and Garden Ridge give no general city homestead exemption, and the ESDs give none.
A few setups aren't in the table. Universal City's SCUCISD side is $2.369084, and Live Oak's North East ISD side $2.136339. Woodlake Meadows, inside San Antonio, is $2.304664. Rose Valley's Phase 1B lots add the Fischer Gardens SID for $2.357064. A home in the MUD just outside Marion pays Guadalupe County, the lateral road fund, Marion ISD and the MUD, for $2.5033 with no city line.
Every unit on a given home's bill shows on its record with that county's appraisal district: bcad.org, guadalupead.org or comalad.org. If a new build isn't on the appraisal roll yet, get the list of taxing districts for that lot from the builder before you sign. Expect the first bill on a new home to reflect the lot or a half-finished house; the second year's bill, on the finished home, is the one to budget for.
More about filing for homestead, the 10% cap and veteran exemptions
Apply for the homestead exemption (Form 50-114) once the house is your main home, with the appraisal district for its county: Bexar Appraisal District, Guadalupe Appraisal District or Comal Appraisal District.
Timing depends on the house. When you buy a resale midyear, the seller's exemption normally covers that year's bill, and yours begins the following January, with April 30 as the filing deadline. On a new build, or a resale whose seller had no homestead exemption that year, yours can start on the purchase date and run through December 31, as long as you apply within a year of closing.
Starting the year after your first homestead year, the appraised value used for your taxes can go up by no more than 10% a year, plus the value of anything new you build. Turning 65, or qualifying as disabled, adds at least $60,000 to the school exemption ($73,330 at 65 or older in North East ISD).
A disabled veteran can also claim an exemption on one property, sized by the VA rating: $12,000 for a rating of 70% or more, $10,000 for 50% to 69%, $7,500 for 30% to 49%, and $5,000 for 10% to 29% (Form 50-135). If the VA pays you 100% disability compensation and rates you 100% disabled or individually unemployable, your homestead can be exempt from property tax entirely, and that carries over to an unremarried surviving spouse.
Data current as of October 2026 · Sources: Bexar County Tax Assessor-Collector, 2026 Official Tax Rates and Exemptions · Bexar Appraisal District property records (Selma, Kirby, Woodlake Park, Randolph Crossing, Rose Valley and The Crossvine units) · Guadalupe Appraisal District, 2026 Tax Rate Summary · Guadalupe Appraisal District, residential exemptions · Comal County tax rates · SCUCISD tax rate election · 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
the Randolph area?
Six, plus Randolph Field ISD for children who live on base. The lines between them run through the middle of cities, so two houses a few blocks apart in Universal City, Live Oak or Converse can be in different districts. Confirm the district for a specific address early in your search.
- Judson ISD covers about 56 square miles of northeast Bexar County, including Kirby, Woodlake, most of Converse, Live Oak and Universal City, and Selma's Bexar side. It posts its 2026-2027 campus boundary map on its registration page.
- Schertz-Cibolo-Universal City ISD serves most of Schertz and Cibolo, with 17 campuses and 14,764 students in the 2025-26 school year. Its street index lists the campuses for each street.
- North East ISD, with more than 51,000 students on 67 campuses, takes in Windcrest and Live Oak's west side.
- East Central ISD serves the newer builder communities with Converse addresses and the south part of Schertz's Bexar side. It names its schools on its schools directory and posts boundary changes on its site.
- Comal ISD, about 30,000 students on 36 campuses across 589 square miles, serves Garden Ridge and the parts of Schertz north of I-35.
- Marion ISD, about 1,776 students on four campuses, serves Marion, Santa Clara and the countryside around them.
Then pull up each school's state report card by campus name at tea.texas.gov.
More about school zones that have changed lately
Zones here have moved two years in a row. Judson ISD drew new attendance lines for 2025-26 and closed four campuses for 2026-27, and East Central ISD shifted some boundaries when Valor Middle School and Victory Elementary STEM Academy opened in fall 2026, with a second high school, East Central Summit, on the way. Check the campus with the district's current lookup rather than a listing or a map from a year or two ago.
Data current as of October 2026 · Sources: Judson ISD · Schertz-Cibolo-Universal City ISD · Texas Education Agency · North East ISD · East Central ISD · Comal ISD · Marion ISD · Bexar Appraisal District records · Community Impact, Judson ISD attendance lines · Community Impact, Judson ISD closures · KSAT, East Central ISD new schools
What is daily life like
in northeast San Antonio?
Most errands happen where I-35 meets Loop 1604, along FM 78, or on Pat Booker Road, and almost all of them mean the car. The small cities each run their own pieces of daily life, from police and parks to water, so the services change when you cross a city line.
The farther out you live, the more the weekends lean outdoors: the Cibolo Creek trails in Universal City, acre lots and oaks in Garden Ridge, and open country around Marion and Santa Clara. Toward Loop 410, Windcrest's December lights and Brooke Army Medical Center's campus at Fort Sam are both close at hand.
Shopping and school
- The Forum at Olympia Parkway, the big shopping center on the northeast corner of I-35 and Loop 1604, with more than 1.2 million square feet of stores and restaurants
- Northeast Lakeview College, one of the Alamo Colleges, on 267 acres at 1201 Kitty Hawk Road in Universal City
Out and about
- Natural Bridge Caverns, 26495 Natural Bridge Caverns Road, in the hills north of Garden Ridge
- City parks, pools and trails in each city, run by that city, plus neighborhood amenities in the newer subdivisions that vary by HOA
More about utilities in the northeast
Electric and water both change by city and sometimes by street. GVEC supplies electricity to much of Schertz and most of Cibolo, and Universal City is split between CPS Energy and GVEC by street. Universal City pumps its own Edwards Aquifer water, Schertz draws Carrizo-Wilcox water through the Schertz/Seguin Local Government Corporation, Live Oak, Garden Ridge and Marion run their own water systems, and Converse-address homes can be on city wells, East Central Special Utility District or SAWS.
Before closing, confirm both providers with the seller or builder and the utilities themselves. Moving on military orders? CPS Energy's deposit can sometimes be waived, so ask when you set up service.
Data current as of October 2026 · Sources: The Forum at Olympia Parkway leasing brochure · Northeast Lakeview College · Natural Bridge Caverns · Beazer Homes, Cibolo Crossing · Brooke Army Medical Center · CPS Energy · City of Cibolo utilities · City of Schertz utilities · City of Universal City · East Central SUD
Before you tour northeast San Antonio
This side of town packs three counties, six school districts and a dozen tax setups into a short drive. Sort these out before the first showing.
- What you'd like to pay each month, all in. A lender's approval is the most you could borrow, which can be more than you'd want to pay. On the same $300,000 house, taxes alone run from about $240 a month in Garden Ridge to about $480 in Kirby, so a lower price can still mean a higher payment.
- Which county and city the house is really in. A Schertz, Selma or Converse address can sit in more than one county or in no city at all. Read the taxing units on the appraisal record for any house you like.
- Whether a particular school district is on your list. If one is, look up the address with the district itself; Judson and East Central have both moved lines recently.
- HOA rules that would rule a house out. Tell me what would stop you, like a cap on leasing if you'd rent it out after your next PCS, rules against parking an RV or boat, or limits on fences and pets, and I'll check those rules before you tour.
- The features you can't do without, and the ones that end a showing. A 1970s house on a quarter acre in Windcrest and a new build in Homestead are very different ways to live. Decide which features you'd actually walk away over.
- The drive at the hours you'll keep. The Lindsey Gate is Randolph's only gate open around the clock, so if your shift starts early or ends late, time the route from the community you like to that gate.
What working with me looks like
in northeast San Antonio.
I'm Tiffany Reed, REALTOR® with Real Broker, and I hold the Military Relocation Professional (MRP) certification. On this side of town, the city you pick settles the tax rate, the school district and the drive before you pick the house, and many of my clients have closed on a home before setting foot in San Antonio.
- Resale homework before the tour. Ahead of a resale showing, I get the seller's disclosure and any inspection reports done on the house before, and I look up the age of the roof, the HVAC and the water heater, which matters on the many 1960s to 1990s houses here.
- Showings by video from wherever you are. If you're still out of state, I walk through each house on a video call with you, room by room.
- New builds, with me from the first visit. Talk to me before you stop by any builder's sales office. From the first model visit on, I handle the negotiation (price, incentives, closing costs, upgrades), follow the build as it goes up, and come to every walkthrough with the inspection report, which I go through with you start to finish. Already visited a builder? Mention it when you call; sometimes I can still be added, and I'll check with that builder.
- A rental plan for your next PCS. If you plan to lease the house when you leave, I pull rental comps on the houses you're narrowing down to, so you can weigh the rent a house would likely bring against its mortgage payment.
- Financing. I can put you in touch with lenders I know, including ones who close VA loans.
- From offer to keys. I write your offer and negotiate it, set up the inspections the house needs, and walk through it with you one last time before closing.
Questions buyers ask about
northeast San Antonio
Which cities are closest to Randolph AFB?
Measured from City Hall to Randolph's Lindsey Gate, Universal City is about 2 miles away, Schertz and Converse about 2.5, and Live Oak and Cibolo about 4. Drive times vary by time of day, traffic, and gate. Check current conditions for your route before deciding.
Are Universal City, Converse and Schertz part of San Antonio?
No. Each is its own city with its own tax rate and services. Some homes with Converse or Schertz mailing addresses sit inside San Antonio's limits or in unincorporated Bexar County, and the appraisal record shows which.
Which school districts serve homes near Randolph?
Judson ISD, Schertz-Cibolo-Universal City ISD, North East ISD, East Central ISD, Comal ISD and Marion ISD, depending on the address. Children living on Randolph attend Randolph Field ISD.
Why do property taxes vary so much near Randolph?
The county, the city, the school district and any special district all change the bill. For 2026 that runs from $1.729428 per $100 in Garden Ridge to $2.490638 in Kirby, and about $2.50 in the MUD just outside Marion.
What is the SCUCISD tax rate election?
Schertz-Cibolo-Universal City ISD asks voters on November 3, 2026 to approve a school rate of $1.1969 per $100. If it fails, the rate stays at $1.0769. It affects most of Schertz and Cibolo, The Crossvine, Universal City's east side and a few Converse subdivisions.
Where can I buy a new build near Randolph?
At The Crossvine and Homestead in Schertz, at Steele Creek and Saddle Creek Ranch in Cibolo, at Cibolo Crossing in Universal City, in several builder communities with Converse addresses, and in the subdivisions just outside Marion. Base prices start at about $181,000.
Does buying near Randolph make sense if I'll PCS again soon?
Yes, it can work well, and one of the upsides is keeping the house and renting it out once you're gone. If you have VA entitlement left, you can use a VA loan again wherever you're stationed next, though a lender may ask for some money down, depending on how much entitlement remains and that county's loan limit. A sale after two or three years likely won't make back what buying and selling cost, and where builders are still at work nearby, your listing would be up against their new homes and incentives. If you might move again soon, plan on owning it longer or keeping it as a rental.
Data current as of October 2026 · Sources: OSRM routing · Bexar County Tax Assessor-Collector · Guadalupe Appraisal District · SCUCISD · U.S. Department of Veterans Affairs, VA loan limits and entitlement
Choosing a city
on the Randolph side?
Tell me which gate you'll use and whether you lean toward an established street or a new build. I'll set up the showings, in person or by video, come with you to the builder visits, and write the offer when you've found the house. Just looking for now? See northeast San Antonio 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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