San Antonio Neighborhoods
Olmos Park,
San Antonio
A small incorporated city of about 0.6 square miles, entirely surrounded by San Antonio, with its own police and fire departments, Alamo Heights ISD schools, tree-lined streets, and nearly half of its homes built before 1940. Fort Sam Houston's Harry Wurzbach East Gate is about 4.5 driving miles from City Hall.
Questions about Olmos Park? Call me at (919) 800-9870
Olmos Park is a separate city of about 0.6 square miles, surrounded by San Antonio just north of downtown, with its own police department, fire department and city hall. Alamo Heights ISD serves almost all of it. The city has about 975 housing units, and nearly half were built in 1939 or earlier. The average homestead taxable value for 2026 is $1,152,742, an appraisal figure rather than a sale price. By car, Fort Sam Houston's Harry Wurzbach East Gate is about 4.5 miles from City Hall.
Tiffany Reed, REALTOR® | MRP · Data current as of October 2026 · Sources: City of Olmos Park · City of Olmos Park 2026 tax hearing notice · Census Bureau American Community Survey, 2020–2024- Olmos Park covers about 0.61 square miles of land, compared with 1.84 for Alamo Heights and 1.61 for Terrell Hills.
- Olmos Park's own fire department earned an ISO Class 1 Public Protection Classification, the top fire-protection rating insurers use, in June 2023.
- For 2026, the seven taxing units on an Olmos Park home carry a combined rate of $2.340708 per $100, and the city itself offers no general homestead exemption.
- Alamo Heights ISD serves nearly all of Olmos Park, along with Alamo Heights, Terrell Hills and part of north San Antonio.
- The city runs its own building department and zoning, so an addition, a pool or other exterior work goes through Olmos Park City Hall rather than San Antonio.
What makes Olmos Park
a city of its own?
Olmos Park is one of San Antonio's "cities within a city." It's entirely surrounded by San Antonio, but it has its own city council, police department, fire department, municipal court, building department and zoning. The land lies in the basin of Olmos Creek, a tributary of the San Antonio River, and in 1917 the Army ran Camp John Wise, a balloon-training school, on ground that later became part of the city.
The neighborhood as it looks today took shape in the 1920s, when oilman and developer H.C. Thorman bought the land and began building it as an upscale suburb with large lots, oak-lined drives and park-like settings. His Northside Improvement Company platted the Olmos Park Terrace subdivision in 1931, though the 1929 stock market crash had already slowed construction. The city incorporated in the 1940s. The population was about 1,822 in 1940 and 2,813 in 1950, and it's about 2,100 today.
Small touches still show the city's age. Alameda Circle, the oak-framed circle at the center of town, is the city's green heart. Some of the gas streetlights the city put up in 1960 still light its streets, restored to their original look.
Assigned to Fort Sam Houston and weighing the close-in small cities?
The free San Antonio Relocation Guide compares neighborhoods across the metro, including Olmos Park, Terrell Hills, Alamo Heights and Monte Vista, so you can see how they differ before you start touring.
Get the Free Relocation GuideIs Olmos Park a good fit for you?
Olmos Park is a good fit if you want:
- A home served by Alamo Heights ISD, in a small, separate city
- An established house on a tree-lined street, and you're comfortable with an older home's upkeep
- A central location, with downtown about 3.4 driving miles away and Fort Sam Houston close by (miles are in the table below)
- Room in your budget for a city whose average homestead taxable value tops $1.1 million
- Patience for a small market, since a city of about 975 housing units, roughly two-thirds of them detached houses, doesn't have many for sale at once
How much do homes cost
in Olmos Park?
The best public number is Olmos Park's average homestead taxable value: $1,152,742 for 2026, down 2.27% from $1,179,472 in 2025. That number is what the appraisal district taxes, not what buyers paid, and because state law caps how much a homestead's taxable value may climb from one year to the next, it usually runs behind market prices. I've included live Olmos Park listings and recent sales further down this page so you can see current asking prices, and they update on their own.
With fewer than a thousand housing units in the whole city, the number for sale at any one time is small, so recent sales of similar Olmos Park houses tell you more about a price than the city-wide figure above.
How much are property taxes in Olmos Park?
An Olmos Park home is taxed by seven units: the city, Alamo Heights ISD and five county-wide units. Their 2026 rates sum to $2.340708 per $100, or about $23,407 a year on $1 million of taxable value before exemptions.
| Taxing unit | 2026 rate per $100 | General homestead exemption |
|---|---|---|
| Alamo Heights ISD | $1.022900 | $140,000 (plus $60,000 if 65 or older or disabled) |
| City of Olmos Park | $0.555624 | None; $10,000 for age 65 and up; tax ceiling |
| Bexar County | $0.285963 | 20% (at least $5,000) |
| University Health (Bexar County Hospital District) | $0.276235 | 20% (at least $5,000) |
| Alamo Community College District | $0.166650 | 1% (at least $5,000) |
| San Antonio River Authority | $0.019300 | 4% (at least $5,000) |
| Bexar County Road and Flood | $0.014036 | $3,000 and 20% |
| Combined 2026 rate, all seven units | $2.340708 | Each unit sets its own exemptions |
The homestead exemption takes $140,000 off the value AHISD taxes, but nothing off the city's line unless you're 65 or older. To see the units on a specific property, look it up at bcad.org, Bexar Appraisal District's site.
After you move in, file your homestead exemption with Bexar Appraisal District; the general deadline is April 30. Closing after January 1 doesn't forfeit that year: the exemption applies to the months you owned the home, provided the prior owner didn't claim it. A late application can still go in up to two years after that year's taxes become delinquent, and a veteran the VA has awarded 100 percent disability compensation owes no tax on the homestead.
Before you tour Olmos Park: what to have settled
Few homes are for sale here at once, so having your priorities set lets you move when the right one comes up.
- Both numbers. Know your approval amount and the monthly payment you're comfortable with, because those two numbers are rarely the same.
- School district. If schools matter, confirm the district for the specific address rather than going by the listing.
- Renovation plans. Olmos Park has its own building department and zoning rules. If you want an addition or a pool, factor that in before you choose a house.
- What the house needs. A single story, a garage, a fenced yard, room to add on: know what's on your list and what would end it.
- Drive to your gate or office. If you know where you'll work, drive from Olmos Park to that gate or office at the hours you'd go.
Data current as of October 2026 · Sources: City of Olmos Park, Notice of Public Hearing on Tax Increase (2026) · Bexar County Tax Assessor-Collector, 2026 Official Tax Rates and Exemptions · Texas Comptroller, Form 50-114 · Bexar Appraisal District (bcad.org).
(OCT 12, 2026 - NOV 11, 2026)
Which schools serve
Olmos Park?
Almost all of Olmos Park is in Alamo Heights Independent School District (AHISD), a small, separate district that isn't part of San Antonio ISD or North East ISD. Besides Olmos Park, it serves the cities of Alamo Heights and Terrell Hills and part of north San Antonio, across about 9.4 square miles.
AHISD runs five campuses. Three of them serve the whole district: Howard Early Childhood Center for prekindergarten and kindergarten, Alamo Heights Junior School for sixth through eighth grade, and Alamo Heights High School on Broadway for high school. Grades 1 to 5 are split by address between Cambridge Elementary and Woodridge Elementary. Ask AHISD at ahisd.net which elementary serves a particular house, then read each campus's report card at tea.texas.gov.
How do VA loans work in Olmos Park?
With your full entitlement available, there's no VA loan limit; the lender still decides how much you can borrow from your income, credit and debts. The house matters too. With so many older homes, plus mid-century houses and later remodels, expect the VA appraiser to look closely at systems, roofs and foundations, and get your own inspection early. The free VA loan guide covers the basics.
Data current as of October 2026 · Sources: AHISD district information · VA loan limits (va.gov)
How far is Olmos Park
from JBSA installations?
From its spot north of downtown and inside Loop 410, Olmos Park is closest to Fort Sam Houston, with Camp Bullis a straight drive up I-10. Miles are approximate driving distances from Olmos Park City Hall, 120 W. El Prado Dr.
| JBSA-Fort Sam Houston (Harry Wurzbach East Gate) | ~4.5 miles via Hildebrand Avenue, Burr Road and Harry Wurzbach Road |
| Brooke Army Medical Center (BAMC) | ~8.5 miles to the BAMC/I-35 Gate via Hildebrand Avenue, US-281 and I-35 |
| JBSA-Lackland (Luke East Gate) | ~14 miles via San Pedro Avenue, I-35 and US-90 |
| JBSA-Camp Bullis (main gate) | ~15 miles via I-10 |
| JBSA-Randolph (Lindsey Gate) | ~19 miles via McCullough Avenue, Loop 410, I-35, Loop 1604 and FM 78 |
What is daily life like
in Olmos Park?
Inside the city limits, Olmos Park is mostly homes, big trees and curving streets. A normal week means short drives out for groceries, coffee and dinner, and quiet streets for a walk when you get back.
The trade-off for that quiet is that most errands start with a drive. The drives are short, though: parks, museums, a large shopping center and downtown are all within about 3.5 miles.
Parks and outdoors
- Olmos Basin Park, 651 Devine Rd., about 1.4 driving miles from City Hall, with walking trails, sports fields, a playground and picnic areas
- Brackenridge Park, a short drive south and east
Food, shopping and groceries
- Alamo Quarry Market, 255 E. Basse Rd., about 2.3 miles
- Central Market, 4821 Broadway, about 2.5 miles
- The Pearl's restaurants and Saturday farmers market, about 3.5 miles south
Museums and culture
- The San Antonio Zoo, about 1.6 driving miles
- Trinity University, about 1.9 miles
- The McNay Art Museum, about 3.5 miles east
City services and getting around
- The Olmos Park Police Department and Fire Department, with ambulance service by contract through the City of Alamo Heights
- Electric and gas from CPS Energy and water from San Antonio Water System (SAWS)
- Downtown, about 3.4 miles south via McCullough Avenue, and San Antonio International Airport, about 8 miles north
Data current as of October 2026 · Sources: City of San Antonio Parks, Olmos Basin Park · Olmos Park Fire Department · City of Olmos Park, Public Utilities · each business's own website. Mileage: driving distances from City Hall.
What buyers ask about
Olmos Park.
What school district is Olmos Park in?
Almost all of it is in Alamo Heights ISD, a five-campus district that also serves Alamo Heights, Terrell Hills and part of north San Antonio. A few properties on the west side of McCullough Avenue are in San Antonio ISD, so check the district on bcad.org. Grades 1 to 5 are split between two elementary schools by address, so confirm the elementary with AHISD and look up each campus at tea.texas.gov.
What are home prices in Olmos Park?
For 2026, Olmos Park homesteads average $1,152,742 in taxable value. That's an appraisal figure, and individual sale prices depend on the lot, the house and its condition. With so few Olmos Park homes on the market at once, I keep live asking and sold prices higher on this page so you can check them often.
How far is Olmos Park from Fort Sam Houston?
It's about 4.5 driving miles from City Hall to Fort Sam Houston's Harry Wurzbach East Gate, by Hildebrand Avenue, Burr Road and Harry Wurzbach Road. The BAMC/I-35 Gate is about 8.5 miles away. If your budget fits and you want AHISD, an older house and a central address, it keeps the drive to Fort Sam short. For Lackland, Camp Bullis or Randolph, expect roughly 14 to 19 miles. Drive times vary by time of day, traffic, and gate. Check current conditions for your route before deciding.
How is Olmos Park different from Alamo Heights?
Both are separate small cities just north of downtown, and both are in Alamo Heights ISD. Alamo Heights is the bigger of the two, about 1.84 square miles of land to Olmos Park's 0.61, and it has the Broadway shops and restaurants. Olmos Park is mostly residential. Their 2026 average homestead taxable values are $1,152,742 for Olmos Park and $885,505 for Alamo Heights. If AHISD is the draw, tour both.
What is the property tax rate in Olmos Park?
For 2026, the seven units that tax an Olmos Park home add up to $2.340708 per $100 of taxable value. The city's share is $0.555624, and the city has no general homestead exemption, though AHISD exempts $140,000 of a homestead's value. Check any address's taxing units at bcad.org.
How hard is it to buy in Olmos Park?
The main challenge is supply: with about 975 housing units in the city, the number for sale at one time is small. Get fully pre-approved, settle your must-haves in advance, and be ready to tour soon after a home you like comes on the market.
What working with me looks like
for Olmos Park buyers.
Few Olmos Park homes come up at once, so when the right one does, you may have to decide fast.
- I do the reading before you do the touring. I ask for the seller's disclosure and any past inspection reports and find out how old the roof, HVAC and water heater are. A deal-breaker shows up before you plan a visit around it.
- You can see the house without the flight. I'll give you a video tour, room by room, so you can make an offer from wherever you are.
- I can introduce you to lenders, including some who close VA loans every day.
- When the right Olmos Park home is listed, I write your offer and negotiate it.
- After that, I keep it on track. I set up inspections, follow the appraisal and each closing step, and do a final walkthrough with you before closing.
Seriously considering
Olmos Park?
Tell me your timeline and what the right house looks like, and I'll schedule a tour as soon as you spot one you like. Want to see what's listed first? Browse Olmos Park homes for sale.
Let's Talk About Your Next MoveTiffany Reed, REALTOR® | MRP | Real Broker LLC
(919) 800-9870 | tiffany@tiffanyreedtx.com | tiffanyreedtx.com
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