San Antonio Areas
South Side,
San Antonio
Between I-35 and I-37, from the Spanish missions south to Loop 1604: 1940s and 1950s streets near the river, new sections around Texas A&M-San Antonio, and builder base prices that start under $150,000.
Questions about the South Side? Call or text me at (919) 800-9870
San Antonio's South Side runs south from downtown between I-35 and I-37, out to Loop 1604. It mixes neighborhoods built from the 1940s to the 1970s with newer communities such as VIDA and Mission del Lago, and builders are selling from about $143,000. Southside, Southwest, Harlandale and South San Antonio ISDs serve most of it. Its 2026 combined tax rates range from about $1.93 to $2.58 per $100. The nearest communities are 8 to 9.5 miles from Lackland's Luke East Gate or 10 to 12 from Fort Sam's Walters Gate.
Tiffany Reed, REALTOR® | MRP · Data current as of October 2026 · Sources: Bexar County Tax Assessor-Collector · Bexar Appraisal District · OpenStreetMap routing (OSRM)- Most of the South Side is inside San Antonio city limits. Espada, Roosevelt Landing, Ruby Crossing and the newer Lonesome Dove sections sit outside the city in unincorporated Bexar County. There, an emergency services district takes the city's place on the tax bill, and Espada adds a special improvement district on top.
- For a $250,000 house that's your main home, the 2026 tax bill comes to about $3,020 a year in Roosevelt Landing or Ruby Crossing, about $4,000 in VIDA, about $4,120 in The Granary and about $4,430 in Espada, after the standard homestead exemptions.
- New homes start at about $143,000 in Espada and $145,000 in Ruby Crossing (both Lennar). At the top end, Perry Homes' 50-foot series in VIDA starts in the $490,000s.
- The school district changes from one community to the next: Southwest ISD in VIDA and Applewhite Meadows, Harlandale ISD in The Granary and the Harlandale neighborhoods, South San Antonio ISD in most of the Palo Alto area, and Southside ISD from Mission del Lago south to Loop 1604.
- The Palo Alto area, Applewhite Meadows and VIDA are closest to Lackland's Luke East Gate, about 8 to 9.5 miles. The communities to the east and south are closer to Fort Sam Houston, about 12 miles from Mission del Lago, Hacienda and Espada to the Walters Gate, and about 20 to 21 from the Loop 1604 communities to the BAMC/I-35 Gate.
Where is the South Side
of San Antonio?
It's the wedge of the city between I-35 South on the west and I-37 on the east, starting below downtown and US-90 and running past Loop 410 to Loop 1604. The San Antonio River and its Mission Reach trail run down the middle, past four of the city's Spanish colonial missions, and Texas A&M University-San Antonio sits just south of Loop 410.
The main north-south roads are South Zarzamora Street, South Flores Street, Roosevelt Avenue, Pleasanton Road and US-281, with Military Drive and Loop 410 crossing them east to west. Most addresses fall in ZIP codes 78211, 78214, 78221 and 78224, and the newer communities near Loop 1604 and I-37 use 78264.
The South Side isn't Southtown. Southtown and King William sit just south of downtown along the river, with houses from the 1800s and early 1900s, and I cover them on their own pages. The South Side begins farther down, roughly where the Mission Reach does. West of I-35 is the Lackland side of town, and east of I-37 is the Southeast Side around Brooks.
More about the South Side's borders and names
Southside ISD is a school district in southern Bexar County, not a name for the whole area. Much of the South Side is in other districts: Harlandale, South San Antonio and Southwest ISDs all serve big parts of it, so a "South Side" address can be in any of them.
A San Antonio mailing address doesn't tell you whether the city limits include a home. Espada, Roosevelt Landing and Ruby Crossing carry San Antonio mailing addresses, yet all three sit outside the city. The home's Bexar Appraisal District record lists its taxing units; if City of San Antonio isn't one of them, the home is outside city limits.
Buying your first home and starting with the basics?
The First-Time Home Buyer Guide covers each step from preapproval to closing day, loan types, down payment assistance programs and the closing costs to plan for.
Get the First-Time Buyer GuideIs the South Side a good fit for you?
The South Side could be the right place to look if you want:
- A new build with a starting price under $200,000: Espada, Ruby Crossing, The Granary, Lonesome Dove and Roosevelt Landing all start below it
- An older house on a bigger lot, built in the 1940s to the 1970s, close to the river trail and the missions
- Lackland or Fort Sam Houston within a reasonable drive, depending on which side of the area you choose
- A lower combined tax rate outside city limits, in Roosevelt Landing, Ruby Crossing or the newer Lonesome Dove sections
Which communities are on San Antonio's South Side,
and who is building there?
The table covers the two largest established areas and the ten newer communities that builders are selling in or just finished. The South Side has dozens of smaller neighborhoods beyond these, and the live listings farther down the page include them.
The prices in the table are base prices: the builder's smallest or least expensive plan, before you add options, a premium homesite or any incentive. Think of each one as the lowest way into that community; many homes there sell for more. Where a builder names a series by width, the number is the homesite's frontage: a 50-foot series is built on lots about 50 feet wide.
| Community | City or county | School district | Building now? |
|---|---|---|---|
| Harlandale and the Mission San José area | Inside San Antonio | Harlandale ISD | Mostly pre-owned |
| Palo Alto area | Inside San Antonio | South San Antonio ISD; Southwest ISD in part | Mostly pre-owned |
| VIDA | Inside San Antonio | Southwest ISD | Yes, from about $222,000 |
| Applewhite Meadows | Inside San Antonio | Southwest ISD | Yes, from about $215,000 |
| The Granary | Inside San Antonio | Harlandale ISD | Yes, from about $172,000 |
| Hacienda | Inside San Antonio | Southside ISD | Yes, from the mid $200,000s |
| Mission del Lago | Inside San Antonio | Southside ISD | No, pre-owned only |
| Espada | Unincorporated Bexar | Southside ISD | Yes, from about $143,000 |
| Roosevelt Landing | Unincorporated Bexar | Southside ISD | Yes, from about $193,000 |
| Lone Oak | Inside San Antonio | Southside ISD | Yes, from about $266,000 |
| Lonesome Dove | Unincorporated Bexar (newer sections) | Southside ISD | Yes, from about $183,000 |
| Ruby Crossing | Unincorporated Bexar | Southside ISD | Yes, from about $145,000 |
Harlandale and the Mission San José area
The older streets around Harlandale Park and Mission San José, south of Southcross Boulevard in ZIP codes 78221 and 78214. Most of these houses went up between the 1930s and the mid-1950s, and most sit on lots of 7,000 square feet or more, well over the size of a typical lot in the new sections nearby. The Mission Reach trail is a short drive or bike ride away.
Palo Alto area
The established neighborhoods around Palo Alto College and the I-35 and Loop 410 interchange, including Palo Alto Heights and Palo Alto Terrace, mostly in ZIP 78211. Homes here are generally younger than Harlandale's, built from the 1950s into the 2000s, and most lots run about 6,000 to 9,000 square feet. Two school districts share the area: about two-thirds of the homes are in South San Antonio ISD and the rest in Southwest ISD.
VIDA
A 600-acre community from Southstar, off Loop 410 and South Zarzamora Street, right next to Texas A&M University-San Antonio. It's planned for about 2,000 single-family homes, duplexes and townhomes, with a pool and clubhouse and the 35-acre Madla Greenway, whose trails run to the university. The first houses were finished in 2022, and most lots run about 4,400 to 7,500 square feet. University Health opened its Vida primary and specialty care center across from the campus in November 2025, and its Palo Alto Hospital next door is set to open in 2027. Lennar is building from about $222,000, Sitterle's townhomes start at about $335,000, and Perry Homes' 50-foot series starts in the $490,000s. Highland Homes has a new phase coming in spring 2027. Just southwest, Lennar's separate Smiley Ranch community starts at about $214,000, also in Southwest ISD.
Applewhite Meadows
West of VIDA in ZIP 78224, close to the Medina River Natural Area. The first homes date from 2021, most lots measure roughly 4,500 to 5,700 square feet, and there's a resort-style pool, an amenity center, a playground and a pavilion. Two builders are selling: Brohn Homes from about $215,000 and Century Communities from the mid $200,000s.
The Granary
KB Home's community off SE Loop 410 at Hammerstone Drive, a short drive from Mission San José, Mission Espada and the Mission Reach. Building started in 2022, lots generally run 4,800 to 7,800 square feet, and there's an amenity center with a pool, a park and a playground. KB is selling three collections: Villa from about $172,000, Heritage from about $188,000 and Sterling from about $217,000. Next door, Starlight Homes is building Roosevelt Heights, with homes listed from the high $230,000s. Both are in Harlandale ISD.
Hacienda
Century Communities' section off Chavaneaux Road, south of Loop 410 in ZIP 78221. You'll see the plat name Chavaneaux on appraisal and title paperwork. Homes date from 2022 on, on compact lots of about 4,800 to 5,500 square feet, with a playground and an open green sports field. Century's homes start in the mid $200,000s.
Mission del Lago
Southstar's 850-acre community, planned for about 2,500 single-family homes and built from 2007 on, mostly on lots of 4,600 to 8,000 square feet. The 18-hole Mission del Lago municipal golf course runs through it. There's also a pool and clubhouse, a dog park, two playgrounds, tennis, basketball and soccer, plus a trailhead for the Medina River Greenway. Gallardo Elementary sits inside the community. The developer describes it as nearing completion, and no builder is listing homes here now, so plan on a resale.
Espada
Lennar's community off US-281 south of Loop 410, in ZIP 78214, and outside city limits. It has a community center, a pool with a lazy river, a fitness center, a playground and pickleball. Every lot is in Espada Special Improvement District No. 1, on top of the emergency services district. Lennar sells five collections here, from about $143,000 for a 1,033-square-foot home up to about $336,000 for 2,810 square feet.
Roosevelt Landing
A Lennar community in unincorporated Bexar County inside Loop 1604, reached by US-281, where the first homes were finished in 2024 and lots generally run 4,800 to 7,500 square feet. Unlike Espada, it has no special improvement district. Lennar's homes start at about $193,000.
Lone Oak
M/I Homes' community near where I-37 crosses Loop 1604, in ZIP 78264. Unlike Ruby Crossing and the newer Lonesome Dove sections nearby, it's inside San Antonio city limits. M/I builds on 45-foot homesites, with homes of about 1,300 to 2,600 square feet from about $266,000. The pool, neighborhood park and playground are planned but not built yet.
Lonesome Dove
Just outside Loop 1604 near I-37. The first sections, built from 2021, are inside San Antonio; the newer Lonesome Dove Hills sections, where Lennar is selling now, are outside city limits, so two homes a street apart can carry different tax setups. Lennar's homes here start at about $183,000.
Ruby Crossing
Also outside Loop 1604, a little west of Lonesome Dove, in unincorporated Bexar County. Homes have gone up since 2021 on small lots, mostly about 2,700 to 4,400 square feet, so expect a small yard. Lennar is selling from about $145,000.
Plan on HOA dues in the newer communities. Ask for the amount and what it covers before you sign a builder contract.
Buying new here comes with one caution about timing. Lennar alone is building in six South Side communities, and KB, Century, M/I, Brohn and Starlight are all selling nearby. If you had to sell within a few years, buyers would be comparing your house with brand-new ones that come with builder incentives, so go in planning to hold it for a while, or to lease it out after you move.
Call me before your first visit to any builder, here or anywhere else. I'll meet you at the model homes, take on the negotiation with the builder and stay with you through the build, and the builder pays my commission. You'll find the full process on my new construction page.
Touring model homes soon?
My New Construction Buyer Guide walks through builder contracts and incentives, the inspections a new home still needs, and the questions to put to a builder before you sign.
Get the New Construction GuideSources
How far is the South Side from Lackland and Fort Sam Houston,
the Medical Center and downtown?
Lackland is the closer installation for the Palo Alto area, Applewhite Meadows, VIDA and Harlandale, about 8 to 9.5 driving miles away (Harlandale is nearly as close to Fort Sam, at 10). From The Granary, Hacienda, Mission del Lago and everything south and east of them, Fort Sam Houston is closer: about 12 to 14 miles inside Loop 1604 and 20 to 21 near it. Randolph and Camp Bullis are long drives across the city from every community in the table. Each cell shows rounded miles to that installation's closest 24/7 gate.
| Community | Lackland | Fort Sam Houston | Randolph (Lindsey Gate) | Camp Bullis (main gate) |
|---|---|---|---|---|
| Palo Alto area | 8 mi | 12 mi | 27 mi | 26 mi |
| Applewhite Meadows | 9 mi | 13 mi | 29 mi | 26 mi |
| VIDA | 9.5 mi | 12 mi | 28 mi | 26 mi |
| Harlandale (Harlandale Park) | 9.5 mi | 10 mi | 23 mi | 23 mi |
| The Granary | 13 mi | 12 mi | 27 mi | 26 mi |
| Hacienda | 14 mi | 12 mi | 25 mi | 26 mi |
| Mission del Lago | 15 mi | 12 mi | 25 mi | 27 mi |
| Espada | 15 mi | 12 mi | 25 mi | 27 mi |
| Roosevelt Landing | 16 mi | 14 mi | 27 mi | 28 mi |
| Lonesome Dove | 26 mi | 20 mi | 30 mi | 36 mi |
| Lone Oak | 24 mi | 20 mi | 30 mi | 37 mi |
| Ruby Crossing | 23 mi | 21 mi | 31 mi | 37 mi |
The gate depends on where you start. The Palo Alto area, Applewhite Meadows, VIDA and Harlandale reach Lackland's Luke East Gate by Zarzamora or Palo Alto Road and Military Drive; from most of the rest, the fastest Lackland route runs around Loop 410 to the Valley Hi Gate. Fort Sam's Walters Gate is an I-35 run from the Palo Alto area, Applewhite Meadows and VIDA, South Flores Street from Harlandale, and US-281 or Roosevelt Avenue up to I-37 from The Granary, Hacienda, Mission del Lago, Espada and Roosevelt Landing. The Loop 1604 communities take I-37 to Loop 410 and the BAMC/I-35 Gate instead. Pleasanton, a separate city in Atascosa County farther south on US-281, is about 38 miles from that BAMC gate. My Lackland page and Fort Sam Houston page cover gate hours, visitor centers and on-base housing.
How far is the South Side from the Medical Center, downtown and the airport?
From Harlandale it's only about 5.5 miles to City Hall, and 8.5 to 11 from the communities inside Loop 1604. The Medical Center is a longer drive across town, about 16 to 21 miles from most of the area and closer to 30 from the Loop 1604 communities.
| Community | Medical Center (University Hospital) | Downtown (City Hall) | Airport (SAT) |
|---|---|---|---|
| Harlandale (Harlandale Park) | 16 mi | 5.5 mi | 15 mi |
| VIDA | 18 mi | 8.5 mi | 17 mi |
| Palo Alto area | 18 mi | 8.5 mi | 17 mi |
| The Granary | 18 mi | 8.5 mi | 17 mi |
| Hacienda | 19 mi | 8.5 mi | 17 mi |
| Mission del Lago | 19 mi | 9 mi | 17 mi |
| Espada | 19 mi | 9 mi | 18 mi |
| Applewhite Meadows | 20 mi | 9.5 mi | 18 mi |
| Roosevelt Landing | 21 mi | 11 mi | 19 mi |
| Lonesome Dove | 29 mi | 19 mi | 26 mi |
| Lone Oak | 29 mi | 19 mi | 26 mi |
| Ruby Crossing | 30 mi | 20 mi | 27 mi |
I put the live South Side listings right under this section, so you can see today's asking prices on older homes and move-in-ready new builds.
(SEP 27, 2026 - OCT 27, 2026)
What are property taxes
on the South Side?
For 2026, about $1.93 to $2.58 per $100 of taxable value. Two things decide where a home falls: which of the South Side's school districts it's in, and whether it sits within San Antonio city limits or in an unincorporated section with taxing districts of its own.
- Homestead: the house you occupy as your principal residence. Once it's filed, the homestead exemption lowers the school district's taxable value by $140,000 and reduces most of the other lines as well.
- Unincorporated: land that no city has annexed. Homes there pay no city property tax, and fire and ambulance service come from an ESD instead of the city.
- ESD (emergency services district): the taxing district that funds the fire department and ambulance service for an area the city doesn't cover. On the South Side that's Bexar County ESD 6, at $0.097133 for 2026.
- SID (special improvement district): a district set up to repay the cost of public improvements built for one development. Espada SID No. 1 charges $0.562880 for 2026, identical to the city's rate, but unlike the city it allows no homestead exemption. For a $250,000 house that's your homestead, that line is roughly $1,410 a year, against about $1,130 for the city's line once its 20% homestead exemption comes off.
Here's the same $250,000 house you live in, taxed under each setup the South Side communities fall into.
| Where the home is | 2026 rate per $100 | Where you'll see it | Yearly tax, $250,000 homestead | Per month |
|---|---|---|---|---|
| Unincorporated, Southside ISD, ESD 6 | $1.925317 | Roosevelt Landing, Ruby Crossing, the newer Lonesome Dove Hills sections | About $3,020 | About $250 |
| Inside San Antonio, Southside ISD | $2.391064 | Mission del Lago, Hacienda, Lone Oak, Lonesome Dove's first sections | About $3,910 | About $325 |
| Inside San Antonio, Southwest ISD | $2.477664 | VIDA, Smiley Ranch, Applewhite Meadows, part of the Palo Alto area | About $4,000 | About $335 |
| Unincorporated, Southside ISD, ESD 6, Espada SID No. 1 | $2.488197 | Espada | About $4,430 | About $370 |
| Inside San Antonio, South San Antonio ISD | $2.522064 | Most of the Palo Alto area | About $4,050 | About $335 |
| Inside San Antonio, Harlandale ISD | $2.582564 | Harlandale and the Mission San José area, The Granary, Roosevelt Heights | About $4,120 | About $345 |
Notice Espada: its rate sits in the middle of the table, yet its yearly bill is the highest, because the SID and the ESD both tax the full value. The per-month column is the tax piece only. Your full payment also carries the mortgage, homeowners insurance and any HOA dues, so ask for an insurance quote early in your search.
Each yearly figure takes off the general homestead exemptions: the school district's $140,000, a 20% exemption on the county, University Health and city lines, $3,000 plus 20% on Road and Flood, 4% on the River Authority and $5,000 on Alamo Colleges. ESD 6 and the Espada SID allow none.
If you lease the house out after a move and live somewhere else, it stops qualifying as a homestead and the exemptions drop off. In Roosevelt Landing, at $1.925317, the same $250,000 house would go from about $3,020 a year to about $4,810.
More about what's on a South Side tax bill
The county-wide part of the bill has five units. Their 2026 rates: Bexar County $0.285963, University Health $0.276235, Alamo Community College District $0.166650, San Antonio River Authority $0.019300 and Road and Flood $0.014036, a total of $0.762184. Add the school district (Southside ISD $1.066000, Southwest ISD $1.152600, South San Antonio ISD $1.197000 or Harlandale ISD $1.257500), then either the City of San Antonio at $0.562880 or ESD 6, plus the Espada SID where it applies.
Appraisal records in VIDA, Mission del Lago, The Granary and Lone Oak also list a city "TIF" or "TIRZ" unit. Its rate is $0.000000, so it adds nothing to your bill.
For a specific home, look it up at bcad.org; its record lists every taxing jurisdiction. If the new build you're considering isn't on the appraisal roll yet, the builder can tell you which districts its lot falls in. A new home's first bill is often based on the bare lot or an unfinished house. Plan your budget around the following year, when the completed home is on the roll.
More about homestead filing and veteran exemptions
The homestead application is Form 50-114, filed with the Bexar Appraisal District after the house becomes your principal residence.
Timing depends on the home. If you buy a resale after January 1, the seller's exemption usually stays in place for the rest of that year, and yours starts the next January 1 (file by April 30). If the home is a new build, or the seller didn't claim the exemption that year, the exemption can apply for the remainder of your first year, as long as your application is in within a year of closing.
From the second year you qualify, the appraised value of your homestead can't go up more than 10% a year, apart from new improvements. At 65 or older, or with a disability, you get a larger school exemption: an extra $60,000 in most of these districts, and an extra $65,000 (Harlandale ISD) or $75,000 (South San Antonio ISD) for owners 65 and older.
For disabled veterans, Form 50-135 adds an exemption on one property of the veteran's choosing, set by rating: 10% to 29% takes off $5,000, 30% to 49% takes off $7,500, 50% to 69% takes off $10,000, and 70% or higher takes off $12,000. When the VA pays a veteran 100% disability compensation and rates the veteran 100% disabled or individually unemployable, the homestead is completely exempt. A surviving spouse who hasn't remarried 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 school districts serve
the South Side?
Four districts cover most of it, and two more reach its edges. District lines run through neighborhoods here, so check the district and assigned campuses for a specific house before you get attached to it.
- Southside ISD serves the far south part of San Antonio in southern Bexar County, with eight schools, about 6,000 students and one high school, Southside High. Its district map shows the area it covers; call the district to confirm the campus for an address.
- Southwest ISD has 19 campuses: 12 elementary, 4 middle and 3 high schools (Southwest High, Southwest Legacy High and CAST STEM). Its address lookup gives the assigned schools.
- Harlandale ISD serves about 12,000 students on nine elementary campuses, four middle schools, its high schools and two alternative campuses. Use its school boundary map to find the campuses for an address.
- South San Antonio ISD has 12 schools: eight elementary, three middle and South San Antonio High. Its address lookup shows which schools serve a street.
- East Central ISD takes in part of the area along I-37, and Somerset ISD reaches a corner south of Loop 1604 on the area's west side. East Central has its own address lookup.
Search any campus at tea.texas.gov for its state report card.
Data current as of October 2026 · Sources: Southside ISD · Southwest ISD · Harlandale ISD · South San Antonio ISD · East Central ISD · Bexar Appraisal District
What is daily life like
on the South Side?
The river is the South Side's backyard. The Mission Reach hike and bike trail runs from the edge of downtown past each of the national park's missions, and on the water, a roughly eight-mile paddling trail starts at Roosevelt Park and ends near Mission Espada, with one portage at Espada Dam.
The newer growth centers on Texas A&M University-San Antonio, whose campus covers more than 700 acres just south of Loop 410. Errands mostly run along Military Drive and Zarzamora Street, where both H-E-Bs below sit, and you'll want a car for them.
Shopping and groceries
- Zarzamora and Military H-E-B plus!, 6818 South Zarzamora Street
- Military and Pleasanton H-E-B, 735 SW Military Drive
Parks and outdoors
- Medina River Natural Area, 15890 State Highway 16 South: 511 acres along the Medina River, open sunrise to sunset, with leashed dogs welcome
- Mitchell Lake Audubon Center, 10750 Pleasanton Road: a wetland bird habitat on the Central Flyway, open Tuesday through Sunday, 7 a.m. to 3 p.m.
History, college and work
- San Antonio Missions National Historical Park: four mission communities that, with the Alamo, make up a World Heritage Site; the visitor center is at Mission San José, with ranger-led programs daily at 10 and 11 a.m.
- Texas A&M University-San Antonio, One University Way
- Toyota Motor Manufacturing Texas, where Toyota builds the Tundra and Sequoia, in production since 2006
More about utilities on the South Side
Inside city limits, CPS Energy (owned by the City of San Antonio) supplies electricity and natural gas, and most homes are on SAWS water. In Espada, Roosevelt Landing, Ruby Crossing and the other unincorporated sections, who supplies electricity and water varies by subdivision, so confirm the providers with the builder or seller and open the accounts before closing. Relocating military members can ask CPS Energy about waiving the deposit.
Data current as of October 2026 · Sources: National Park Service, San Antonio Missions · San Antonio River Authority, Mission Reach Paddling Trail · Texas A&M University-San Antonio · City of San Antonio, Medina River Natural Area · Audubon, Mitchell Lake · Toyota Motor Manufacturing Texas · H-E-B, Zarzamora and Military · H-E-B, Military and Pleasanton · CPS Energy · SAWS
Before you tour the South Side
A house here can be more than 70 years old or still under construction, inside the city or out, in one of four school districts. Sort these out first and the tours go faster.
- The monthly payment you're comfortable with, taxes included. A loan approval sets your ceiling, not your budget. On a $250,000 house, taxes alone run about $120 a month more in Espada than in Roosevelt Landing, so check the setup in the tax table above for each community you like.
- Where schools rank among your priorities. If they're near the top, look up the district and the assigned campuses for every address you like, since a few blocks can change both.
- Any HOA rule you couldn't live with. Maybe it's a cap on renting the house out, a rule against a trailer or work truck in the driveway, or limits on fences or pets. Tell me which ones matter, and I'll find out what each community allows before you tour.
- Your must-haves and true deal-breakers. Mature trees and a 1950s floor plan, or fresh drywall, a builder warranty and a smaller yard? Single story? A second bathroom? Rank them now, so you know which ones are worth losing a house over.
- Your commute, tested. When your gate or office is settled, try the trip from each favorite community on a weekday morning and again in the late afternoon.
- The age of an older home's systems. On a house from the 1940s to the 1970s, the general inspection reports on the plumbing, wiring and foundation. The buried sewer line out to the street needs its own check, a sewer scope, which is a camera run through that line. I recommend one on every purchase, along with the general inspection.
What working with me looks like
on the South Side
I'm Tiffany Reed, and I help buyers here as a REALTOR® with Real Broker and a Military Relocation Professional (MRP). The choice on the South Side is often an older resale near the missions or a new build closer to Loop 1604, and I handle both kinds of purchase.
- Homework before each showing. Ahead of a tour, I request the seller's disclosure, plus any inspection reports already done on the house, and I check the ages of its roof, HVAC system and water heater.
- New builds start before your first visit. Call me before you meet any builder's sales team. I'll be at the model visits with you, negotiate with the builder over upgrades, closing costs, incentives and price, keep track of the construction, and attend every walkthrough, bringing the inspection report and going through it line by line with you. Visited a builder already? Let me know, and I'll find out if I can still be your agent on it.
- Video tours from a distance. If you're still in another state or overseas, I tour the homes on video with you.
- A look at rent for a future PCS. If you expect to rent the home out after orders, I'll run rental comps for the homes at the top of your list, so you can weigh likely rent against the monthly mortgage.
- Lenders and inspections. I can connect you with lenders, VA lenders included, and I coordinate the inspections your purchase needs.
- The offer and the last look. I draft your offer and negotiate its terms, and just before closing I walk the house with you one final time.
Questions buyers ask about
the South Side
Which ZIP codes cover San Antonio's South Side?
Mostly 78211, 78214, 78221 and 78224. The newer communities near Loop 1604 and I-37, such as Lone Oak, Lonesome Dove and Ruby Crossing, are 78264.
Is the South Side the same as Southtown?
No. Southtown and King William are the historic neighborhoods just south of downtown along the river. The South Side starts farther south, around the Mission Reach, and runs between I-35 and I-37 out to Loop 1604.
Is Southside ISD the school district for the whole South Side?
No. Southside ISD serves the southern part, including Mission del Lago, Hacienda, Espada, Lone Oak and the communities near Loop 1604. VIDA and Applewhite Meadows are Southwest ISD, The Granary and the Harlandale neighborhoods are Harlandale ISD, and most of the Palo Alto area is South San Antonio ISD.
Is the South Side inside San Antonio city limits?
Most are, including Harlandale, the Palo Alto area, VIDA, Applewhite Meadows, The Granary, Hacienda, Mission del Lago and Lone Oak. Espada, Roosevelt Landing, Ruby Crossing and the newer Lonesome Dove Hills sections are in unincorporated Bexar County, even though their mailing addresses say San Antonio.
Which South Side communities are closest to Lackland and Fort Sam Houston?
For Lackland, the Palo Alto area is about 8 miles from the Luke East Gate, Applewhite Meadows about 9, and VIDA about 9.5. For Fort Sam Houston, Harlandale is about 10 miles from the Walters Gate, and The Granary, Hacienda, Mission del Lago and Espada are about 12. Drive times vary by time of day, traffic, and gate. Check current conditions for your route before deciding.
Why are taxes higher in Espada than in Roosevelt Landing?
Both are outside city limits in Southside ISD, but every Espada lot also sits in Espada Special Improvement District No. 1, at $0.56288 per $100, and that district allows no homestead exemption, so it taxes every dollar of the home's value. For a $250,000 house that's your main home, that works out to about $4,430 a year in Espada against about $3,020 in Roosevelt Landing.
Should I buy on the South Side if I expect to PCS again?
It can be a smart move, and one upside is that the house can become a rental once you leave. With VA entitlement left over, a VA loan is still an option at your next duty station; the lender may want a down payment, based on the entitlement you have remaining and that county's loan limit. Selling after two years or so rarely earns back the closing costs on both ends. With builders still selling in and around most of the newer South Side communities, a home you list within a few years would be competing with their brand-new houses and incentives, so plan on owning it longer, or renting it out.
Data current as of October 2026 · Sources: Bexar Appraisal District · Bexar County Tax Assessor-Collector · U.S. Department of Veterans Affairs, VA loan limits and entitlement
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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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