Kendall County | Texas Hill Country | About 30 Miles Northwest of San Antonio
Living in Boerne
Texas Real Estate Sales Agent #454749, AXEN Realty LLC · Senior Loan Officer, NMLS ID #877741, NEXA Mortgage, LLC
Real Estate, Taxes & Local Guide
Boerne is the county seat of Kendall County in the Texas Hill Country, settled by German immigrants in 1849, platted in 1852, and roughly 30 miles northwest of downtown San Antonio on I-10. The most important thing to understand before you search: a Boerne address is not one uniform property market. It does not by itself establish city jurisdiction, county, tax stack, school assignment, utility provider, sewer versus septic, HOA or special-district status, or property-specific flood and drainage exposure. This guide is the property-level version of the Boerne story, and it tells you exactly what to verify before you buy or sell.
Patrick's Quick Answer
Boerne in one paragraph
Boerne is a small historic Hill Country city that is its own municipality with its own electric, water, wastewater, and natural gas utilities, surrounded by a much larger unincorporated and edge-county market that also carries Boerne addresses. Two Boerne-area homes can sit in different counties, feed different school districts, get water from different providers, use sewer or septic, and face completely different tax and flood pictures, often within a mile of each other. The honest way to evaluate any home here is property by property: verify the parcel, the jurisdiction, the school assignment, the tax stack, the utilities, and the flood and drainage facts before you make an offer. I can help you run that checklist, and the sections below show exactly what to check.
County seat
Kendall County
City of Boerne plus unincorporated Kendall County and edge-county areas all carry Boerne addresses.
ZIP codes
78006, 78015
ZIPs do not set jurisdiction. Verify the parcel for city limits, county, schools, and utilities.
Schools
Boerne ISD, by address
Parts of 78006 feed Comfort ISD or Blanco ISD. Assign by exact address, not the ZIP.
Market snapshot
48 closed sales
Kendall County, February 2026, $550,000 median (Redfin). No single Boerne price.
Last reviewed: September 25, 2026. Market, tax, school, and flood facts are dated where they appear and change; figures are rechecked when this page is updated.
The First Thing to Understand
A Boerne address does not tell you the jurisdiction
Boerne is not one uniform property market. The name covers the incorporated city, established suburban subdivisions, master-planned communities, gated custom estates, acreage, ranchettes, and vacant land across parts of Kendall, Bexar, and Comal counties. The thread that ties it together is diligence: each of the following is verified for the exact parcel, never assumed from a mailing label.
What actually varies property to property
- City of Boerne jurisdiction or not: city limits decide the city tax, city utilities, and city permitting.
- County: Kendall, with Bexar and Comal edges; county sets the appraisal district and part of the tax stack.
- School district: Boerne ISD covers most of the area, but Comfort ISD and Blanco ISD serve parts of 78006.
- Water and sewer: city utility, WCID, water supply corporation, or well; sewer or septic.
- Tax entities: county, school district, city if inside, MUD, WCID, and other special districts.
- HOA, POA, and deed restrictions: from none to full amenity governing boards.
- Flood and drainage: Cibolo Creek and tributary proximity, plus drainage that sits on no mapped zone.
How an actual purchase is affected
These differences are not paperwork trivia. They change the monthly payment, the closing list, the insurance quote, and the resale story:
- Two homes at similar prices can carry different property tax bills because one is in the city and one is not.
- Two homes a mile apart can feed different campuses, which matters to families and to resale buyers later.
- A well and septic property carries ongoing records, inspections, and maintenance that city-water sewer homes never think about.
- Flood insurance availability and cost can validly differ between two homes two streets apart.
- Financing programs such as USDA and some rural property types are locked to the exact address.
The takeaway: bring me an address and I will help you run the list. What I will not do is pretend a ZIP code answers any of it.
Location + Access
Where is Boerne, Texas?
Boerne sits in Kendall County in the Texas Hill Country, about 30 miles northwest of downtown San Antonio on the I-10 corridor. The city is the Kendall County seat, and its historic core runs along Cibolo Creek. Understand the roads and the drive before you look at houses, because both shape daily life here.
I-10
The main corridor into San Antonio and the route most commuters, medical-center workers, and airport travelers use daily. Construction activity runs in segments in Kendall County.
US 87
Main Street through downtown Boerne. It heads north toward Comfort and Fredericksburg and is a key route for north and west Hill Country travel.
SH 46
The east-west connector toward Spring Branch, Bulverde, and New Braunfels. A widening project from Esser Road to Ammann Road is in TxDOT planning.
FM 3351
The route southwest toward Fair Oaks Ranch and the Loop 1604 / I-10 interchange area. A widening proposal from I-10 to SH 46 is in development, not yet under construction.
| Destination | Approx. route | Notes |
|---|---|---|
| Downtown San Antonio | I-10 east | About 30 miles by road. Approximate drive time 30-45 minutes, route- and traffic-dependent. Test it on a workday before you commit. |
| San Antonio Int'l Airport | I-10 east to Loop 410 | About 40-55 minutes approximate, heavy at rush hour around the 410 and 1604 interchanges. |
| Loop 1604 / La Cantera area | I-10 east | About 15-20 minutes approximate. The I-10 / Loop 1604 interchange is under the Loop 1604 North Expansion program; the final flyover ramp opened February 2026 and work continues. |
| Leon Springs / The Rim | I-10 east | About 15-20 minutes approximate from the Boerne side of I-10. |
| Fair Oaks Ranch | FM 3351 / I-10 | About 10-15 minutes approximate from much of Boerne; the community spans Kendall, Bexar, and Comal County lines. |
| Comfort | US 87 north | About 15-20 minutes approximate; part of the corridor that heads north to Fredericksburg. |
| Fredericksburg | US 87 north | About 45-60 minutes approximate through Comfort; scenic, winding Hill Country road. |
| New Braunfels | SH 46 east | About 30-40 minutes approximate; also the shopping and river-town hub east of the county. |
Every mile and minute above is approximate, route-dependent, and traffic-dependent. Construction projects and status change; verify current conditions on TxDOT project pages and by driving the route.
History + Local Identity
A short, corrected history of Boerne
Boerne traces to a settlement of German immigrants in 1849, originally called Tusculum. When the town was platted in 1852 it was renamed Boerne in honor of German writer Ludwig Boerne, and it became the Kendall County seat when the county was organized in 1862. The 2020 Census counted about 17,850 residents, up from roughly 10,470 in 2010.
The German-heritage core along Main Street and Cibolo Creek is the historic heart, and that same creek still runs through daily life here: it drains the town, feeds the city lake, and shaped the July 2026 flooding covered later on this page. History is useful context, but the point of this guide is what owning here requires today: parcel-level verification of jurisdiction, schools, utilities, taxes, and flood exposure.
Current Market
The Boerne market: one clean snapshot, not a single price
A warning before the numbers: there is no single correct Boerne median price. Datasets disagree because the geography differs and the mix runs from in-town historic homes and subdivision product to gated estates and acreage. Below is the honest, dated, sourced picture, with city, ZIP, and county kept separate.
Closed sales (county)
48 sales closed in Kendall County in February 2026 per Redfin's county market data. A second tracker, The Ledger, counted 44 sales the same month.
Median sale price (county)
$550,000 Kendall County median for February 2026, down 6.5 percent year over year (Redfin). The Ledger's same-month figure was $502,500. Do not average the two.
Days on market (county)
About 129 average days on market for Kendall County in February 2026 (Redfin), up from 123 a year earlier. Sales take time here.
Active listings (ZIP 78006)
About 535 active listings and a median list price around $668,000 in a March 2026 HAR.com snapshot. Listings are not sales.
How to read the numbers: figures are dated to early 2026 and come from public market trackers, so datasets vary and you should treat them as a direction, not a forecast. I deliberately do not quote a months-of-inventory figure here because no verified one was available for Kendall County in 2026. Active list prices are not the same as closed-sale prices, and the median of either moves month to month. Never let one ZIP-wide or county-wide median speak for your property; comparables are built address by address. I pull current listing and sales data for the exact property and price band when we work together, so ask for the freshest number.
Housing + Neighborhoods
What housing actually looks like in the Boerne area
Do not picture one uniform suburb. The Boerne market holds very different housing products, and the differences matter more than the ZIP. This page does not rank neighborhoods as "best" for everyone, because the right fit depends on jurisdiction, lot pattern, schools, utilities, and how you actually live. It does explain what each product type means for ownership.
Historic and in-town properties
Near the Main Street and Cibolo Creek core, inside or close to city limits. Expect older construction, smaller lots, tighter parking, city electric, water, and sewer where connected, and possibly historic-district rules on exterior changes. Older roofs, HVAC, plumbing, and foundations are verification items.
Established subdivisions
Developments from the 1980s through the 2000s with mature trees and varied lot sizes. The Trails of Herff Ranch area east on SH 46 is a verified example with its own HOA reported around $50 to $60 per month. HOA status, water, and sewer vary by subdivision, so verify each.
Master-planned communities
Large, planned developments with multiple builders, parks, and amenity centers, such as Esperanza. Expect an HOA structure, and verify the water arrangement: the City of Boerne's documentation describes water and wastewater service to the WCID #3 / Esperanza service area.
Active new construction
Corley Farms, The Ranches at Creekside, Esperanza, and George's Ranch are all selling new homes as of September 2026. New construction brings builder incentives, completed-value tax step-ups, and warranty terms to verify in writing. Details are in the new-construction section below.
Gated and custom product
Gated custom communities such as George's Ranch sit on one-acre homesites, and Cordillera Ranch is a large private gated community with a preferred-builder custom program on sites from quarter-acre villas to 12-plus acres. Dues, rules, and amenity access are verified for the exact section and lot.
Acreage, ranchettes, and vacant land
West and north of town, acreage generally means a well and septic, and vacant land adds a buildability checklist: slope, rock, access, water, and utility reach are all verified before you price the land. Usable acreage is not the same as total acreage.
Why Boerne values vary so much: valuation can change materially based on jurisdiction and county, school assignment, city utilities versus well and septic, lot size and usable ground, custom versus production construction, age and condition, Cibolo Creek and drainage proximity, gated community amenities, outbuildings, and renovation quality. One ZIP-wide estimate cannot see any of that. If you own a property here, the honest pricing tool is a property-specific market analysis, not an automated ZIP-code estimate.
New Construction
Active new construction in the Boerne area
Four projects were verified actively selling as of September 16, 2026 from official builder and community sources: Esperanza, The Ranches at Creekside, Corley Farms, and George's Ranch. The prices below are current advertised from-pricing, not closed-sale market data, and builder pricing and incentives change without notice. Verify anything quoted for the exact homesite and phase before you rely on it.
| Community | Advertised range (Sep 2026) | Builders | Buyer due diligence |
|---|---|---|---|
| Esperanza | Roughly the $440s to $1M-plus, depending on builder and series. | Chesmar, Highland, Drees Custom, Perry, Scott Felder; Toll Brothers runs a separate 55-plus enclave (Regency at Esperanza). | Verify city versus WCID #3 water service, the HOA, the completed-value tax estimate, and the exact school assignment for the homesite. |
| The Ranches at Creekside | Roughly $560,000 to $848,000 by builder and series. | Highland Homes and Perry Homes. | Confirm the phase, water and sewer arrangement, HOA, property tax step-up after completion, and builder incentive fine print. |
| Corley Farms | Roughly $335,000 to $575,000 by builder and section. | Pulte, Centex (a Pulte brand), and Perry Homes. | West of I-10: verify jurisdiction, drainage, school assignment, and the true first-year tax and insurance picture. |
| George's Ranch | Roughly the high $900s to $2M-plus; gated one-acre homesites. | Toll Brothers, Drees Custom, Perry, and Weston Dean custom builds. | Gated community: verify dues, deed restrictions, build-out terms, and whether your custom program and financing timelines line up. |
Advertised from-pricing verified from official builder and community sites on September 16, 2026. Builder incentives are temporary by nature and are never hard-coded here; get the current incentive offer in writing for the exact homesite. The Boerne and Fair Oaks Ranch new-construction guide covers builders, incentives, and the completed-value tax question in detail, and new construction versus resale frames the tradeoff.
Flood + Drainage Due Diligence
The July 2026 flooding: what happened and what it means for buyers
Boerne and Kendall County experienced historic flash flooding on July 14-15, 2026. This section is not disaster journalism; it is practical due diligence. The point is not that Boerne generally floods. The point is that flood and drainage exposure is property-specific, and any buyer here in 2026 should ask the right questions about the exact home.
What actually happened, dated
Rain began overnight into Tuesday, July 14, 2026, with the heaviest totals falling Wednesday, July 15. More than 10 inches were recorded at Boerne City Lake, much of it within about seven hours, and parts of Boerne took 9 to 10 inches in a matter of hours. The National Weather Service issued a Flash Flood Emergency for Kendall County on July 15, and the City of Boerne issued a disaster declaration. Cibolo Creek came out of its banks, low-lying roads and the River Road area flooded, at least 100 Kendall County homes were damaged, and there were dozens of water rescues. No lives were lost in Boerne, and damage concentrated along specific drainages rather than across the whole town.
Why it matters property to property
A home two streets off the creek was rarely affected; a home on the creek corridor may have seen water intrusion even if it sits outside a mapped flood zone. Drainage in the Hill Country is fast, violent, and hard to predict from a paper map. That is why every item below is a verification question for the exact property, not a statement about the town.
The property-level questions every 2026 buyer should ask:
Is the parcel in a FEMA floodplain, and which zone and effective map year?
Has the home ever flooded or shown water intrusion, including before 2026?
What do the seller disclosures say about flooding, water damage, and claims?
Has any flood-insurance claim ever been filed on the home?
How close is Cibolo Creek or any tributary or drainage way?
Where are the culverts, ditches, and low spots on and around the lot?
Is the route in and out of the property clear of low-water crossings?
Does water move sensibly off the lot even outside mapped FEMA zones?
Were any flood-related repairs done, and are the permits on file?
What does flood insurance cost and is it available for this exact property?
Run the FEMA map for the parcel, review the disclosures with your agent, and get an insurance quote before you write an offer. Flood zones for Texas buyers, explained walks through reading the map step by step, and protecting a home from flooding covers the practical mitigations. I will walk every Boerne buyer through the flood and drainage questions before we commit, because in this market they are part of the job, not an afterthought.
Schools
Boerne schools: district boundaries, assigned by exact address
Boerne ISD is the main district for the area, but not every Boerne address is in Boerne ISD. The 78006 ZIP is split across district boundaries, with parts feeding Comfort ISD and Blanco ISD, and Fair Oaks Ranch edges carry their own county and district complexity. The campus your home feeds is set by the exact address, never by the neighborhood name or ZIP.
What Boerne ISD actually offers
Boerne ISD operates two comprehensive high schools: Boerne High School and Boerne-Samuel V. Champion High School, commonly called Champion High School. Enrollment runs roughly 3,500 to 3,600 students across the two campuses, with Boerne High School around 1,500 and Champion around 2,000 to 2,070 in the most recent state data. There is no Boerne-Sage High School. The district expects continued growth and periodically reviews boundaries and capacity.
Verify the boundary, not the mailing label
Attendance boundaries shift as the district grows, and rezoning happens: a family riding to one campus today can be reassigned to another. I will never promise that a Boerne mailing address attends a particular school. Before you rely on an assignment, verify the exact property address with the district's current attendance-zone tools, and ask what boundary changes are already planned. How school boundaries work for buyers is answered in plain language in the Ask Patrick library.
State accountability ratings change year to year and are published per campus. If ratings matter to you, check the Texas Education Agency's current-year results for the specific campus rather than relying on a neighborhood label.
Utilities + Water
Boerne utilities: city-run, but not everywhere
The City of Boerne owns and operates its own electric, water, wastewater, and natural gas systems, which is a genuine advantage for in-city owners. Service is primarily provided within city limits, and the city's own documentation describes water and wastewater service to city customers and to the WCID #3 / Esperanza service area. Do not assume the opposite either way: outside city limits, water can come from another provider or a well, and sewer can be septic.
City electric, water, and gas
Inside the city, Boerne Utilities provides electric, water, wastewater, and natural gas, with reclaimed water for irrigation in specific areas. Outside city limits, electric cooperatives, other providers, or wells and septic typically apply. Confirm the provider for the exact address.
Well and septic properties
Acreage and many unincorporated homes run on private well water and septic systems. A well means yield, water quality, and pump condition checks; a septic system means age, capacity, permit history, and drain-field checks. These are normal parts of the rural purchase process, not dealbreakers. Wells and septic on Hill Country homes covers the details.
Water restrictions, time-sensitive
Boerne Utilities customers have been under Stage 2 water restrictions since August 2023, limiting landscape irrigation to one designated day per week by address. As of the last review of this page in September 2026, that status was still in force, but it changes. Confirm the current stage with Boerne Utilities before you rely on it.
The buyer question that matters: what is the water source, who provides it, what does it cost monthly, and is sewer or septic attached? That set of answers is verified for the exact address, and together with electric and gas it shapes the true cost of owning the property.
Property Taxes
Boerne property taxes: a stack, not a single rate
Property taxes in Texas are the sum of separate taxing jurisdictions, each levying its own rate per $100 of taxable value, and the stack varies by exact parcel. There is no single Boerne rate. Whether a home sits in the city, the school district it feeds, and any MUD, WCID, or special district all change the total.
| Jurisdiction | Tax year | Adopted rate | How it applies |
|---|---|---|---|
| Kendall County | Tax year 2025 | About $0.377 per $100 | Applies to taxable property in Kendall County, split between maintenance and operations and debt service. |
| Boerne ISD | Tax year 2025 | About $1.0109 per $100 | Maintenance and operations plus debt service; voters approved the rate increase in November 2025. Applies where the property sits in Boerne ISD. |
| City of Boerne | Tax year 2025 | About $0.472 per $100 | Applies only inside Boerne city limits (kept at the prior year's level for 2025). Unincorporated addresses pay no city tax. |
| Special districts | Parcel-specific | Varies: MUD #1 about $0.65; KCWCID #1 about $0.166; Miralomas MUD about $1.00 | MUD and WCID assessments apply only inside their own boundaries, on top of the county and school rates. Verify the parcel against district maps. |
Rates shown are the adopted tax year 2025 figures from the official taxing authorities and change annually. 2026 rates may differ; verify current adopted rates before relying on them.
What the stack adds up to: for a typical home inside Boerne city limits in Boerne ISD and Kendall County, the three main lines add up to roughly $1.86 per $100 of valuation, about 1.86 percent before exemptions. Unincorporated Kendall County properties drop the city line. Properties inside a MUD or WCID add that district's rate on top. Taxable value is the assessed value after exemptions, and a Texas homestead exemption has to be filed to apply. How property taxes vary by district and the Texas homestead exemption filing guide explain more.
Buyer Due Diligence
The 23-point buyer checklist for any Boerne-area address
Run this list on every property, in the option period, before you finalize an offer. Each line changes something about the purchase, and taken together they are the difference between a confident close and an expensive surprise.
Confirm whether the parcel is inside the incorporated City of Boerne, its extraterritorial jurisdiction, or unincorporated Kendall County.
Confirm the actual county for the parcel (Kendall, Bexar, or Comal on the edges).
Pull the full tax-jurisdiction stack from the Kendall Appraisal District (or the correct CAD) so no taxing entity is a surprise.
Check for MUD, WCID, PID, or other special-district assessments on the parcel.
Verify the school district and campus by exact address, not by the 78006 or 78015 label.
Identify the water provider: city utility, WCID, water supply corporation, or a private well.
Identify sewer versus septic, and pull the septic permit and inspection history for septic properties.
Pull well records: depth, yield, water quality, and pump condition for well properties.
Check the current effective FEMA floodplain status for the exact parcel.
Ask about prior flooding or water intrusion at the property, including before 2026.
Read the seller disclosures and ask whether any flood-insurance claim was ever filed on the home.
Check Cibolo Creek, drainage-way, and ponding proximity for the specific lot.
Walk the drainage: culverts, ditches, low spots, and storm behavior outside mapped FEMA zones.
Verify road access, easements, right of way, and who maintains the road.
Check for low-water crossings or flood-prone segments on the route in and out of the property.
Review the survey, legal description, and any easements across the tract.
Confirm HOA, POA, or deed-restriction status and read the governing documents.
Verify permits for additions, remodels, and any flood-related repairs on the property.
Get a property-specific insurance quote early, including flood availability and cost.
Compare usable acreage to total acreage; slope, rock, and drainage shrink buildable ground.
For acreage, verify electric and natural-gas availability and the cost to reach the home.
For new construction, get a completed-value tax estimate, the warranty terms, and the incentive math in writing.
Test the actual commute at the time you would drive it, on a normal workday.
Buyers comparing Boerne from another state, including California, can start with the destination comparison on the Moving From California guide, then verify every item above at the parcel level. The Relocation Decision Kit turns the list into a printable checklist.
For Sellers
Selling in the Boerne area: where the value is really set
This page will not promise you a price, because no honest agent can from a ZIP code. What the Boerne market actually rewards in 2026 is preparation and accurate positioning, and the right comparables are built property by property.
01
Older and historic homes
Condition is the story: roof, HVAC, electrical, plumbing, foundation, and recent maintenance all get priced by buyers. Document what is updated and permitted, and price against comparable older homes, not new construction.
02
Production resales versus builders
Where active new construction competes in your price band, buyers compare your resale against a brand-new home with incentives. We price knowing exactly what a buyer could get new for the same payment, which is the honest way to compete.
03
Acreage and could
Usable ground, water source, septic records, and outbuildings matter more than the headline acreage. A property-specific analysis built from the actual tract and its improvements beats any automated ZIP estimate.
04
Custom and luxury product
Custom construction and gated communities have thin comparables, so the comp set is built carefully from similar product, lot, and amenity. Presentation and honest condition close the gap faster than a price cut later.
05
Road exposure and access
Access easements, road-maintenance agreements, and low-water crossings are part of the disclosure and the value story. Sellers who document access and maintenance records remove buyer objections early.
06
Flood and drainage history
2026 buyers ask. Have a clear flood and drainage story ready: prior events, repairs with permits, insurance history, and the FEMA picture. Disclosure compliance comes first, and honest documentation beats surprise discoveries. Flood zones explained and the complete seller guide walk through the mechanics.
What I offer sellers
A property-specific pricing analysis based on the actual subdivision, acreage, condition, improvements, and current competition; a seller net sheet so you know what you walk away with; and a strategy conversation on timing, prep, and concessions. No automated ZIP-code estimate, no pressure, just the honest positioning that gets a Boerne-area property sold. The pricing-your-home guide digs into the mechanics.
Financing
Financing a Boerne purchase: the loan and the property together
Because the Boerne market ranges from in-town historic homes to subdivision product, gated custom estates, and acreage with wells and septic, the financing question is property-specific, never a one-size answer. As a dual-licensed loan officer and realtor, I review the property and the loan in one conversation.
Financing a Boerne purchase, the honest version
- Most subdivision product qualifies for conventional, FHA, and VA financing; eligibility is never assumed, it is verified for the exact property and buyer.
- VA loans are popular with the military families moving to this corridor, but every VA appraisal and eligibility answer is property- and borrower-specific.
- USDA zero-down eligibility depends on the exact address, current USDA maps, and income limits. It is checked per property, never promised by ZIP. USDA zero-down in the Hill Country explains where it tends to apply.
- Texas down payment assistance programs can pair with several loan types; eligibility hinges on income limits, county, and the loan program. Texas down payment assistance is the current starting point.
- Acreage, wells, and septic add loan and appraisal requirements; not every program treats them the same, so the property and the loan are reviewed together.
- New construction financing means comparing builder-affiliated lender offers against independent financing, including any temporary rate buydowns or credits, in writing.
These are the checkpoints, not promises. Because I work both sides of the table, a buyer can evaluate the property and the financing in one conversation. The mortgage financing guide and the pre-approval page cover the process, and VA loans gets into the veteran side.
One roof for the mortgage and the home
I am a mortgage loan officer with NEXA Lending and a Texas real estate sales agent with AXEN Realty LLC, with more than 23 years in loan origination and 19 years in real estate sales. In Boerne, where every property brings its own jurisdiction, school, water, septic, tax, and flood story, structuring the purchase and the loan together is a genuine advantage for buyers who want the whole picture before they commit.
Also: the first-time homebuyer guide and the complete first-time buyer roadmap for the step-by-step version, and the Relocation Decision Kit for out-of-state movers.
Everyday Life
A short list of everyday Boerne
This guide is about the property side of the decision, so the lifestyle list stays deliberately short. These are current, verified local touchstones; confirm hours and access before you go, especially after the July 2026 flooding.
Coffee
Bear Moon Bakery & Cafe is the local answer for coffee and baked goods in Boerne.
Restaurant
Cypress Grille is a longtime Boerne dining stop anchored near the historic core.
Outdoor
Cibolo Center for Conservation (Cibolo Nature Center, 140 City Park Road) offers prairie, woodland, and creek trails. The July 2026 flood reshaped parts of the grounds, so confirm current trail access and hours before you visit.
Kid and family
Patrick Heath Public Library is the town library in Boerne and a reliable family anchor for programs and reading.
Recurring tradition
Boerne Market Days is the recurring local tradition, drawing vendors and shoppers into the historic core on its scheduled dates. Confirm current dates with organizers.
Everyday-life observation
The historic Main Street and Cibolo Creek core concentrates some walkable destinations, while many newer and outlying Boerne-area neighborhoods are more automobile-oriented. Plan for the car for most errands.
FAQ
Boerne, Texas: common questions, straight answers
Boerne is the county seat of Kendall County in the Texas Hill Country, about 30 miles northwest of downtown San Antonio on the I-10 corridor. The city was settled by German immigrants in 1849 and platted in 1852.
No. Boerne is its own incorporated city in Kendall County, with its own government and its own city-run electric, water, wastewater, and natural gas utilities. It is a separate community from San Antonio, connected by I-10.
Not necessarily. The 78006 and 78015 ZIP codes cover city territory and large unincorporated and edge-county areas. A mailing label never establishes jurisdiction: city limits, county, school district, utilities, and taxes are all verified for the exact parcel.
The City of Boerne sits in Kendall County. Surrounding Boerne-address areas can fall in Kendall, Bexar, or Comal County, so confirm the county of the exact parcel. County determines the appraisal district, part of the tax stack, and some services.
No. Boerne ISD is the main district, but the 78006 ZIP is split among multiple districts. District boundary data shows parts of 78006 feed Comfort ISD and Blanco ISD, so the attendance zone for your exact address is the only reliable answer.
Boerne ISD operates two comprehensive high schools: Boerne High School and Boerne-Samuel V. Champion High School, often called Champion High School. There is no Boerne-Sage High School. District choice and boundaries mean the campus for your address is verified with the district, not assumed.
Yes. The City of Boerne owns and operates electric, water, wastewater, and natural gas systems, plus reclaimed water in specific areas. Service is primarily within city limits, and the city's documentation also describes water and wastewater service to the WCID #3 / Esperanza service area. Outside those areas, providers, wells, and septic vary by property.
Boerne and Kendall County experienced historic flash flooding July 14-15, 2026, tied to a specific extreme rainfall event along specific drainages, most notably the Cibolo Creek corridor. That event does not mean Boerne generally floods. For any property, flood and drainage exposure is verified at the parcel level: the FEMA map, drainage behavior, seller disclosures, and insurance availability for that exact address.
Some do, some do not. Areas served by the city's wastewater system (city limits and the WCID #3 / Esperanza service area) are on sewer; many unincorporated and acreage properties rely on septic systems with permits and inspections. Verify sewer versus septic for the exact address.
It varies by subdivision. Some established sections are non-HOA, others run their own associations (for example, the Trails of Herff Ranch area has an HOA with reported dues around $50 to $60 per month), and newer master-planned communities such as Esperanza carry their own HOA structures. Pull the governing documents for the specific phase and lot.
There is no single Boerne rate. Property taxes are the sum of separate taxing entities: county, school district, city when inside city limits, and any special district such as a MUD or WCID. For tax year 2025, the Kendall County rate was about $0.377, Boerne ISD about $1.0109, and the City of Boerne about $0.472 per $100 of valuation, for a typical in-city stack near $1.86 before exemptions. Verify the exact parcel's stack through the Kendall Appraisal District.
There is no single Boerne median price, and trackers disagree on geography and mix. The clearest closed-sale snapshot is county-wide: Redfin reported 48 Kendall County closed sales in February 2026 at a $550,000 median, down 6.5 percent year over year, with about 129 average days on market. A HAR.com snapshot for ZIP 78006 in March 2026 showed roughly 535 active listings around a $668,000 median list price. The right price for your purchase is property-specific, built from actual comparables.
Yes. Active new construction includes Esperanza, The Ranches at Creekside, Corley Farms, and George's Ranch, all verified selling as of September 2026. Growth brings more inventory and more competition, and it also makes jurisdiction, school-boundary, utility, and flood-diligence questions more important, not less.
There is no honest single number, and no invented price belongs here. A four-bedroom price in Boerne depends on the neighborhood (city lot, master-planned, or acreage), the home's size and condition, and which closed sales you compare, so the method is dated comparables, not a ZIP median: pull recent four-bedroom closed sales for the exact subdivision, filter by condition, size, lot, and neighborhood, then run the total payment (principal, interest, taxes, insurance, HOA or district line) and the cash required (down payment, closing costs, prepaids) for the selected homes. For county-wide context, Redfin reported 48 Kendall County closed sales in February 2026 at a $550,000 median, down 6.5 percent year over year, with about 129 average days on market. Send me the neighborhoods you are watching and I will run the dated four-bedroom comps for those exact streets. The full version of this answer is also covered in the Ask Patrick library on this site.
Boerne vs Bulverde: compare the two marketsShoreline Park has no site-published community answer yet, and its records are labeled UNVERIFIED until they are collected from the primary sources. Before any online experience post decides anything for you, verify the exact parcel: the jurisdiction (incorporated Boerne, the ETJ, or unincorporated Kendall County), the builder and warranty documents for the specific home, the HOA governing documents, dues, and restrictions, the full tax stack including any special district, the FEMA flood map and drainage behavior for the exact lot, and an independent inspection of the home. Resident anecdotes are useful color, but they are separate from documented facts: confirm anything a neighbor or a post says against the parcel record, the seller disclosure, and the inspection report. The full version of this answer is also covered in the Ask Patrick library on this site.
Nearby Areas
Compare Boerne with nearby communities
Fair Oaks Ranch
Master-planned community spanning three counties, minutes south on the I-10 side
Spring Branch
Hill Country acreage and river living east on SH 46 / US 281
Bulverde
Retail-friendly Hill Country neighbor down the corridor east
Canyon Lake
Lake recreation east of the 281 corridor, not far from Boerne
Cordillera Ranch
Private gated custom community within the Boerne market
Texas Hill Country
The wider region Boerne belongs to
Ready to evaluate a Boerne-area property?
If you are buying
Thinking about buying in Boerne? Send me the address. I can help you verify the jurisdiction, schools, utilities, taxes, and flood and drainage picture, and structure the financing, before you make an offer.
If you are selling
Own a home or acreage in the Boerne area? I can give you a property-specific pricing analysis built from the actual subdivision, lot, condition, and current competition, plus a seller net sheet.
Patrick Kevin Fagan | Loan Officer and Realtor | 210-317-6514 | pfagan@nexalending.com | TX Sales Agent License 454749
NEXA Lending and AXEN Realty LLC. Equal Housing Opportunity.
Comparing Areas From California?
The California-to-Texas guide compares destinations by complete payment, taxes, insurance, and property-level diligence.
For Sellers
Selling in Boerne, Texas
Pricing a Boerne home starts with the specific property: the subdivision or tract, its jurisdiction (city limits, ETJ, or Kendall County), and what comparable Boerne-area homes actually sold for.
What I review before pricing a Boerne home
- Recent closed sales in the same subdivision or micro-area, never the whole ZIP
- Active and pending competition: what buyers can buy instead of your home
- Lot size, usable acreage, views, and topography
- Age, condition, renovations, and permit history
- HOA, city jurisdiction, and taxing districts for the exact parcel
- Flood exposure along specific drainages, verified for the exact property rather than the town generally
- City utilities versus well and septic, and the Boerne ISD attendance zone for the exact address
Current market snapshot: Boerne
| Median closed price | Data being compiled |
| Closed sales | Data being compiled |
| Median days on market | Data being compiled |
| Active listings | Data being compiled |
Snapshot figures for Boerne are currently being compiled from closed and active MLS records and will be dated and sourced when published. Prices are never quoted from a ZIP-level estimate. Ask Patrick for the latest Boerne numbers in your price band.
What buyers compare in Boerne
- City limits versus Kendall County acreage and the tax and utility difference
- Boerne ISD attendance zone and campus assignment
- Flood history for the exact drainage and elevation
- Views, usable acreage, and Hill Country setting
Price it like a real Boerne seller
The price starts with the specific property: the exact subdivision or tract, its condition, and what buyers can actually buy right now. I build that analysis property by property, then show you the seller net sheet so you know what you walk away with. No automated ZIP estimate and no pressure.
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.
