Home Value in a Hill Country Subdivision: How It Works

Patrick's Quick Answer

Three different values get called your home's worth: sale price (what comparable homes closed for, from MLS), appraised value (lender-ordered, and Fannie Mae B4-1.3-04 requires the appraisal to cover the entire site), and appraisal district market value (used for taxes, on the Comal CAD record). Only dated, sourced subdivision medians are published here: Johnson Ranch $647,188, Aug 2026, up 14.5% year over year (Redfin), and Mystic Shores $819,720, July 2026, up 5.8% (Redfin). A subdivision median is a market snapshot, not your number, so the honest path for your own value is a comparative market analysis built from closed sales, which I provide.

The first question every Hill Country seller asks is the same one: what is my house worth? The honest answer starts with a distinction, because three different numbers all get called value, and they answer three different questions.

The three values, and why they differ

Sale price. What comparable homes actually closed for, from MLS. This is the pricing number that matters when you sell.
Appraised value. The lender-ordered appraisal for a buyer's mortgage, and Fannie Mae B4-1.3-04 requires the appraisal to cover the entire site. It is for the loan, not for your listing.
Appraisal district market value. What the county uses for taxes, published on the Comal CAD record. It is a tax number, and it is often not the same as market value at sale.

Sellers lose sleep comparing their CAD value to a neighbor's sale. The CAD number sets the tax bill; the sale price of homes like yours sets the market value. Know which one you are looking at before you react.

The dated, sourced subdivision medians

Johnson Ranch median$647,188

Johnson Ranch change+14.5% year over year

Mystic Shores median$819,720

Mystic Shores change+5.8% year over year

Source: Redfin. Johnson Ranch figures are for Aug 2026; Mystic Shores figures are for July 2026. Market medians, not house-specific valuations.

Not verified: medians for Ventana, Belle Oaks and River Crossing. The honest method for those subdivisions is to pull MLS closed sales by subdivision for the last 6 and 12 months, which is precisely what a comparative market analysis does.

Why you need your own number, and how to get it

A subdivision median blends every floor plan, lot size, condition and upgrade in the community. Your home's value is narrower: a CMA built from the closed sales most similar to your house, then adjusted for differences in square footage, lot, updates and condition. That is why a subdivision page should send owners to a CMA for their own number, and why I do not quote a house-specific value on a page like this.

The pricing mechanics, including how sale-to-list ratios work in this market, are covered on the home pricing guide.

The community pages on this site

Each community has its own page with what is verified and what still needs an address-level check:

Get the number that actually prices your house.

I pull the closed MLS sales in your subdivision for the last 6 and 12 months, adjust for your home's specifics, and give you a comparative market analysis with the sources dated.

Get My Home Value Tell Patrick What You're Looking For

Frequently Asked Questions

What is the difference between sale price, appraised value and appraisal district value? Tap to expand

Sale price is what comparable homes actually closed for, based on MLS closed sales. Appraised value is the lender-ordered appraisal, and Fannie Mae B4-1.3-04 requires the appraisal to cover the entire site. Appraisal district market value is what the county uses for taxes and lives on the Comal CAD record. They are three different numbers that answer three different questions.

What is the median home value in Johnson Ranch? Tap to expand

The Redfin median for Johnson Ranch was $647,188 in Aug 2026, up 14.5% year over year (Redfin, Aug 2026). That is a market median, not a value for your specific house; your number comes from a comparative market analysis of closed sales of homes like yours.

What is the median home value in Mystic Shores? Tap to expand

The Redfin median for Mystic Shores was $819,720 in July 2026, up 5.8% year over year (Redfin, July 2026). Again, a market median, not a house-specific valuation.

How do I get my own home's value in Ventana, Belle Oaks or River Crossing? Tap to expand

Medians for Ventana, Belle Oaks and River Crossing are unverified in this pass, so the honest method is to pull MLS closed sales by subdivision for the last 6 and 12 months, which is exactly what a comparative market analysis does. Patrick provides a CMA for your own number.

Why is a subdivision median not my home's value? Tap to expand

A median blends every floor plan, lot, condition and upgrade in the subdivision. Your home's value is a CMA built from the closed sales most similar to your house, adjusted for differences, which is why a subdivision page should send owners to a CMA for their own number.

What's my house worth in Bulverde or Spring Branch? Tap to expand

Valuation works from closed comparables, not from a subdivision median or an online estimate: a comparative market analysis takes the recent closed sales most similar to your home, adjusts for size, condition, lot and upgrades, and applies the market's current sale-to-list behavior (for example the dated figures on the days-on-market and selling pages). No honest source promises an outcome, so the worth you can rely on is the CMA range, which Patrick provides from closed MLS sales for the exact address.

About Patrick Kevin Fagan, REALTOR®

Patrick Kevin Fagan is a Texas Real Estate Sales Agent (#454749) with AXEN Realty LLC and a Senior Loan Officer (NMLS ID #877741) with NEXA Mortgage, LLC (NMLS #1660690). He brings 23+ years in mortgage lending and 19 years in real estate, serving homebuyers, homeowners, and sellers across Greater San Antonio and the Texas Hill Country.

Full credentials on the About page · Text or call 210-317-6514

Sincerely,
Patrick Kevin Fagan

Medians verified September 25, 2026 against Redfin: Johnson Ranch Aug 2026, Mystic Shores July 2026. Ventana, Belle Oaks and River Crossing medians are unverified in this pass; pull MLS closed sales by subdivision for the latest 6 and 12 months.

Answered by Patrick Kevin Fagan

Texas Real Estate Sales Agent #454749, AXEN Realty LLC · Senior Loan Officer, NMLS ID #877741, NEXA Mortgage, LLC

Call or text: 210-317-6514