San Antonio Neighborhoods
Shavano Park,
city living. estate scale.
An incorporated city of about 3,800 people in northwest Bexar County, with its own city government, police and fire departments, large lots with mature oaks, and prices that reflect that combination. Of the JBSA installations, Camp Bullis is the closest.
Questions about Shavano Park? Call me at (919) 800-9870
Shavano Park is a separate small city in northwest Bexar County, about 12 miles north of downtown San Antonio, bounded roughly by Loop 1604, Huebner Road, Lockhill Selma Road and Salado Creek. Homes are in Northside ISD, most sit on lots of 0.7 acre or more, and they range from late-1940s houses to ones finished in 2024. The city's 2026 average taxable homestead value is $1,027,946. Camp Bullis's main gate is about 6.5 driving miles away, by way of NW Military Highway, Loop 1604 and I-10.
Tiffany Reed, REALTOR® | MRP · Data current as of October 2026 · Sources: City of Shavano Park · City of Shavano Park FY 2026-27 adopted budget · Bexar County parcel records- The city runs its own police department, a full-time fire and EMS department and a municipal court, and its zoning doesn't allow multifamily redevelopment.
- Water depends on the neighborhood. The city's own utility serves the original neighborhoods, while San Antonio Water System (SAWS) serves Shavano Creek, Bentley Manor, Willow Wood, Huntington and the commercial areas. CPS Energy supplies electricity and gas citywide.
- Across the city's 1,493 single-family parcels, the median lot is about 0.8 acre, and roughly three out of four lots are 0.7 acre or larger.
- Inwood, Woods of Shavano and Shavano Forest carry the name but are inside the City of San Antonio, not Shavano Park. To see which city an address belongs to, pull up its Bexar Appraisal District listing.
- For the 2026–27 school year, Northside ISD's boundary lookup assigns Shavano Park addresses to Blattman Elementary, Hobby Middle School and Clark High School.
What makes Shavano Park
different from other suburbs?
Shavano Park is not a master-planned development. It is an incorporated city with a mayor and five council members, city ordinances, and police and fire departments of its own. Land-use rules come from city zoning, which the council sets in public meetings, and the city's zoning does not allow multifamily redevelopment. Some neighborhoods, such as Bentley Manor, also have an HOA on top of the city's rules. The motto, "City Living with Country Charm," fits better than most slogans: the median single-family lot is about 0.8 acre, and a few properties run past 5 acres.
The name is older than the city. In the 1880s Shavano was a stagecoach stop between San Antonio and Boerne, with a post office opening nearby in 1881 and a small rail station in 1884. The land later became part of the Stowers Ranch, and in 1947 Wallace Rogers and Sons bought it for development. Homes went up first in the Cliffside subdivision east of NW Military Highway, and the city incorporated in 1956. Loop 1604, Lockhill Selma Road and Huebner Road were added in the mid-1960s, and today San Antonio surrounds the city on every side.
NW Military Highway runs north and south through the middle of Shavano Park, and the two sides differ in ways you can measure. East of the highway, where building began, the median lot is about 1.25 acres and most homes were built before 1980. West of the highway, where roughly three-quarters of the city's homes sit, the median lot is about three-quarters of an acre and the median home dates to the late 1990s. Both sides share the same city services and the same Northside ISD campuses, so the side of the highway mostly tells you what kind of lot and house to expect.
Weighing the northwest side near Camp Bullis or Lackland?
The free San Antonio Relocation Guide compares communities across the metro, including northwest options like Shavano Park, Helotes and Alamo Ranch, so you can line them up against your budget and your assignment.
Get the Free Relocation GuideIs Shavano Park a good fit for you?
Shavano Park is a good fit if you want:
- A lot measured in acres or close to it, with mature oaks, in a small city surrounded by San Antonio
- A short drive to Camp Bullis (see the JBSA table below), with Loop 1604 and I-10 close by
- City police, fire and EMS departments and a small city government close to home
- Northside ISD, with the elementary, middle and high school confirmed for the specific address
- Easy access to the Medical Center, USAA, UTSA and the shopping around La Cantera
- A price range in line with a city whose 2026 average taxable homestead value tops $1 million
What neighborhoods are
in Shavano Park?
The city lists eight neighborhoods: Old Shavano Park, Shavano Estates, Shavano Creek, De Zavala Estates, Bentley Manor, Huntington, Willow Wood and Pond Hill Garden Villas. They differ in home age, lot size and water provider, so knowing which one a listing sits in narrows the search before you tour.
East of NW Military: Cliffside and the oldest streets
This is where Shavano Park started. Cliffside Drive, Wagon Trail Road, Fawn Drive and the streets around them hold the city's oldest homes, more than half of them built before 1965, and its biggest lots, with a median of about 1.6 acres and a couple past 5 acres. If acreage and an established setting matter more to you than a newer floor plan, start your search here.
West of NW Military: 1960s and 1970s streets
Long Bow Road, Turkey Creek Road, Elm Spring Lane and nearby streets were built mostly in the 1960s and 1970s. Lots here run around three-quarters of an acre, with a handful much larger. Expect homes from that era, some updated and some close to original.
Bentley Manor and the newer neighborhoods
Homes on Bentley Manor were built between 2001 and 2014 on lots of about 0.7 to 1 acre, and the neighborhood has an HOA. Not every newer section has big lots, though. Pond Hill Garden Villas, built from 2017 to 2024, sits on lots of roughly 0.12 to 0.21 acre, and a few other neighborhoods built since 2001 have lots around a fifth of an acre.
Nearby neighborhoods with "Shavano" in the name
Inwood, Woods of Shavano and Shavano Forest sit close by, but they're inside the City of San Antonio, with typical lots of about 0.15 to 0.25 acre. Part of Inwood is also in North East ISD rather than Northside ISD. If Shavano Park's city services and larger lots are what draw you, check the city listed on the property's Bexar Appraisal District record before you get attached to a listing.
How much do homes cost
in Shavano Park?
The most reliable public number comes from the city. For 2026, Shavano Park's average taxable homestead value is $1,027,946, down $1,956 from the year before, and the average market value of its single-family homes is $1,031,988. Both come from appraisal records, not sales. Under state law a homestead's taxable value can only grow so much in a year, so this number tends to sit below actual sale prices. I've put live Shavano Park listings and recent sales a little further down this page, so you can see what homes actually sell for, and they stay current on their own.
Lot size, home age and the specific street move prices more than anything else here. Get a lender's pre-approval before your first showing, so you can act quickly when a house you like hits the market.
How much are property taxes in Shavano Park?
Every single-family home in Shavano Park pays the same seven taxing units. Together they come to $2.132326 for every $100 of taxable value in 2026, which works out to about $2,132 annually per $100,000 of taxable value, before any exemptions. The city's own share is $0.335242 of that.
| Taxing unit | 2026 rate per $100 | Homestead exemption |
|---|---|---|
| Northside ISD | $1.034900 | $140,000 (plus $73,330 if 65 or older or disabled) |
| City of Shavano Park | $0.335242 | No general exemption; $5,000 if 65 or older, plus a 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 | $2.132326 | Exemptions apply unit by unit |
Each line takes its own exemption, so Northside ISD knocks $140,000 off a homestead's taxable value while the city's line gets no general reduction. Search the address at bcad.org to see which units tax it and what exemptions it already carries.
After you move in and it's your primary residence, the homestead exemption is worth filing right away. Bexar Appraisal District takes the application, generally by April 30. Buying mid-year doesn't disqualify you: you're eligible for the portion of the year that follows your closing, unless the seller already received that same exemption for the year. Miss the deadline and you can still file late, up to two years after that year's taxes become delinquent (five years for disabled veterans), and a veteran rated for 100 percent disability compensation can have the homestead fully exempted.
Data current as of October 2026 · Sources: City of Shavano Park, Adopted FY 2026-27 Budget · Bexar County Tax Assessor-Collector, 2026 Official Tax Rates and Exemptions · Texas Comptroller, Form 50-114 · Bexar County parcel records.
(OCT 12, 2026 - NOV 11, 2026)
Which schools serve
Shavano Park?
All of Shavano Park's single-family homes sit in Northside Independent School District. NISD dates to 1949, when 12 rural schools joined to form Northside Consolidated School District, and it became Northside ISD in 1955. Since 2000, six voter-approved bond programs have paid for 47 new schools across the district.
For the 2026–27 school year, NISD's boundary lookup assigns addresses on both sides of NW Military Highway to Blattman Elementary (3300 N. Loop 1604 W.), Hobby Middle School (11843 Vance Jackson Road) and Clark High School (5150 De Zavala Road). If the assigned elementary is out of space, NISD transports the student to a designated cluster campus, so ask about space when you enroll.
The state posts a report card for each of those schools; search by campus name at tea.texas.gov. Then confirm the assignment for the exact address in NISD's Boundaries and Buses address search, because attendance zones can change from one school year to the next.
Before you tour Shavano Park: what to weigh first
Big lots and older houses make this a place to know your priorities before you book showings.
- Approval amount and comfort level. Know what you're approved for and the payment you'd actually like, since those can be quite different at Shavano Park prices.
- Must-haves for a big lot. A single story, a garage, room for an RV, a fenced yard for pets: know your list and what would rule a house out.
- Lot size and septic. Lots run large, and some homes are on septic. Decide how much yard and upkeep you want.
- Neighborhood HOA rules. Some neighborhoods have an HOA on top of the city's rules. If you have a boat or an RV, big plans for a fence, pets, or might lease it out someday, tell me and I'll find out before you go.
- Next move. Decide whether you'd lease the house out or sell it when your next move comes.
- Commute from Shavano Park. If you already know where you'll work, drive from Shavano Park to that gate or office at your real hours.
Can you use a VA loan in Shavano Park?
Yes. A buyer whose entitlement hasn't been used faces no VA ceiling on the loan amount. What you can borrow still depends on the lender's review of your finances, and the loan is limited by what the home appraises for. If a property has a large lot, a guest house or outbuildings, ask your lender early how the appraisal will treat them. My free VA loan guide and VA loans page walk through the rest.
How far is Shavano Park
from JBSA installations?
From Shavano Park, Camp Bullis is the short drive, up NW Military Highway to Loop 1604 and over to I-10; every other installation means crossing town. These are approximate driving miles from Shavano Park City Hall (900 Saddletree Court).
| JBSA-Camp Bullis | ~6.5 miles to the main gate via NW Military Highway, Loop 1604 and I-10 |
| JBSA-Fort Sam Houston | ~14 miles to the Harry Wurzbach East Gate via NW Military Highway, Loop 410 and Harry Wurzbach Road |
| JBSA-Lackland | ~18 miles to the Luke East Gate via West Avenue, Loop 410 and Military Drive |
| JBSA-Randolph | ~21 miles to the Lindsey (Main) Gate, east on Loop 1604 to FM 78 |
The Camp Bullis housing guide covers other neighborhoods near the post, and the military relocation page sorts San Antonio areas by base. If Randolph is your assignment, the drive from here is the longest on this list; Universal City and Schertz sit next to that base.
What is daily life like
in Shavano Park?
Weekdays in Shavano Park are quiet and residential. The city is mostly homes, so groceries, dinner out and most errands mean a short drive to the shopping along Loop 1604, I-10 or Huebner Road. In return, the streets near home stay calm, and on many lots the yard does the job a neighborhood park would do elsewhere.
Community life centers on city hall. The city holds a handful of events on the city hall grounds each year, and its police, fire and EMS are city departments. You notice that in small ways, like the city's no-soliciting list and the text alerts city hall sends to residents who sign up.
Parks and outdoors
- City Hall grounds and the City Pavilion, 900 Saddletree Court, built in 2019–2020 and available to reserve for private events
- Salado Creek Greenway access, with a trail connection from Cliffside Drive planned
- The city works to keep its Tree City USA, Scenic City and Bee City USA recognitions
Community events
- City-sponsored events on the City Hall grounds: Arbor and Earth Day in April, an Independence Day celebration on the last Saturday in June, National Night Out in early October, Trunk or Treat in late October, and a Holiday Festival in December
Shopping and dining
- The Shops at La Cantera (15900 La Cantera Parkway), roughly 5 miles west on Loop 1604
- The Rim, 17503 La Cantera Parkway, about 5 miles away near I-10 and Loop 1604
City services and utilities
- Shavano Park Police Department at City Hall, and a full-time Fire/EMS department of 17 firefighter-EMTs at 15604 NW Military Highway
- Trash, recycling and twice-a-year brush pickup through Republic Services, the city's contractor
Nearby employers and campuses
- USAA (9800 Fredericksburg Road), Valero's headquarters (One Valero Way) and UTSA's main campus, each about 5 driving miles from City Hall
- The South Texas Medical Center, including University Hospital, Methodist Hospital and the Audie L. Murphy VA hospital, about 7 miles
- The airport is roughly 8 miles southeast, and downtown San Antonio is about 15 miles south
Data current as of October 2026 · Sources: City of Shavano Park events · City Pavilion · Salado Creek Greenway access project · Shavano Park Fire/EMS · City utility services · each business's own website · miles measured on OpenStreetMap routing
What buyers ask about
Shavano Park.
- What makes Shavano Park different from a gated community or HOA neighborhood?
- Shavano Park is a city, incorporated in 1956, with an elected council, city ordinances and zoning, and a police department and fire department that answer to the city. An HOA's rules come from deed restrictions and a board; Shavano Park's come from city ordinances adopted in public meetings. Some neighborhoods inside the city also have an HOA, so a home there can answer to both.
- What are home prices in Shavano Park?
- Shavano Park's average taxable homestead value for 2026 is $1,027,946. That figure comes from appraisal records, and actual prices swing with acreage, home age and location. Current listings and recent closings are in the live section higher on this page. I added it so you can see real sale prices, not just appraisals.
- What school district serves Shavano Park?
- Northside ISD. For 2026–27, NISD's address lookup assigns Shavano Park homes to Blattman Elementary, Hobby Middle School and Clark High School. Zones can change, so confirm the campuses for the exact address in NISD's Boundaries and Buses search, and look up each campus on tea.texas.gov.
- What is the east/west split along NW Military Highway?
- NW Military Highway divides the city roughly in half. The east side is where development began after 1947: lots there have a median of about 1.25 acres, and most homes were built before 1980. The west side holds about three-quarters of the city's homes, with a median lot of about three-quarters of an acre and many homes built since the 1990s. Both sides share city services and the same Northside ISD campuses.
- Are Inwood, Woods of Shavano and Shavano Forest part of Shavano Park?
- No. All three are inside the City of San Antonio, with lots that typically run a fraction of Shavano Park's. A slice of Inwood is zoned to North East ISD as well. Search the address on bcad.org to see the city and school district it's taxed by.
- Who provides water and electricity in Shavano Park?
- CPS Energy provides electricity and gas throughout the city. Water comes from the City of Shavano Park's utility in the original neighborhoods and from SAWS in Shavano Creek, Bentley Manor, Willow Wood, Huntington and the commercial areas. The city's public works office can confirm the provider for an address.
- How far is Shavano Park from Camp Bullis and other JBSA installations?
- Measured by car from City Hall, Camp Bullis's main gate is about 6.5 miles away via NW Military Highway, Loop 1604 and I-10; Fort Sam Houston is about 14, Lackland about 18 and Randolph about 21. If you want other northwest-side options to compare on lot size, home age and price, look at Helotes, Alamo Ranch and Leon Valley. Drive times vary by time of day, traffic, and gate. Check current conditions for your route before deciding.
What working with me looks like
for Shavano Park buyers.
- Before a showing, I collect the facts. I get the seller's disclosure and any earlier inspection reports and check the roof, HVAC and water heater ages. You'll hear about a deal-breaker before you set aside time for it.
- You can tour from wherever you are. I'll take you through the house on video, room by room, so you can make an offer without traveling.
- I can refer you to lenders, including some who handle VA loans every day.
- When the right Shavano Park home comes up, I'll write the offer and negotiate it for you.
- Next, I keep things moving. I coordinate inspections, keep the appraisal and closing steps on track, and do the final walkthrough with you before you sign.
Thinking about
Shavano Park?
Send me the few things that matter most to you (acreage, say, or the drive to Camp Bullis, or a price ceiling), and when a Shavano Park house looks right, I'll book the showing, in person or on video. Want to browse before you reach out? See Shavano 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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