Living in Converse
Texas Real Estate Sales Agent #454749, AXEN Realty LLC · Senior Loan Officer, NMLS ID #877741, NEXA Mortgage, LLC
Texas City Guide & Real Estate
Converse is an incorporated city in northeast Bexar County, built up along the I-10 and FM 78 corridors near Joint Base San Antonio-Randolph. The U.S. Census Bureau estimated Converse's population at 32,481 on July 1, 2025, up from 27,466 in the 2020 census. This guide covers what a buyer actually needs to verify here: city limits versus a Converse mailing address, school district assignment by exact address, the parcel-specific tax stack, water and wastewater service, flood and drainage, and the City's current construction projects. It is built around per-address checks, not citywide averages.
Guide reviewed and updated September 19, 2026. Boundaries, rates, construction schedules and business hours change; recheck current official sources for the exact property.
Patrick's Quick Answer
Converse in one paragraph
Converse is an incorporated city in northeast Bexar County, entirely in Bexar County, with its own municipal government and most everyday geography organized around FM 78, I-10, Toepperwein Road, Kitty Hawk Road and FM 1976. The U.S. Census Bureau estimated Converse's population at 32,481 on July 1, 2025. The single most important thing to understand is that Converse is not one uniform product: many Converse-area properties are associated with Judson ISD, but buyers must verify the exact address and campus assignment through the district's official lookup, the tax bill is assembled parcel by parcel, and water and wastewater service applies within the City's service area with wastewater treatment through the San Antonio River Authority (SARA). Some homes with a Converse, 78109 mailing address sit outside city limits, so the address-level checks on this page matter more than the city name.
City status: Own incorporated city in Bexar County, not a San Antonio neighborhood, with no portion in Guadalupe County.
Schools: Many Converse-area properties are associated with Judson ISD, but buyers must verify the exact address and campus assignment through the district's official lookup.
Water + wastewater: City of Converse municipal water within its service area; wastewater treatment through SARA.
Housing value, dated: The Census Bureau reported a median value of owner-occupied housing units of $248,400 for 2020–2024. That is a Census estimate, not a current median sale or list price.
Construction: City projects in planning, design or construction: Toepperwein/Kitty Hawk/FM 1976 roadway and sidewalk design, Toepperwein/Kitty Hawk waterline improvements, and Greenway Trail Phase II.
At a Glance
Converse at a glance
32,481
Population, July 1, 2025, U.S. Census Bureau estimate (27,466 in 2020)
Bexar County
Incorporated city, entirely in Bexar County
$248,400
Census 2020–2024 median value, owner-occupied units (not a current sale or list price)
Judson ISD
Assignment by exact address; verify via the district's official lookup
City + SARA
City municipal water; wastewater treatment through SARA
I-10, FM 78
Corridors: also Loop 1604, FM 1516, Toepperwein Rd, Kitty Hawk Rd, FM 1976
Housing + Jurisdiction
How Converse is organized
Converse is not one uniform housing product. The city and the areas that carry a Converse address break into four broad groups, and the group a property falls in changes the ownership picture: lot, HOA, utilities, taxes, even the school address.
Older established housing
Homes near the central and FM 78 areas on older, established streets. Lots and layouts vary widely by street. Verify home systems, age of roof and HVAC, deed restrictions, and whether the property sits on an original lot or a later subdivision.
Newer subdivision housing
Phased subdivisions and production-home areas with newer construction. HOA, deed restrictions, MUD or PID status and builder inventory all vary by subdivision, so they are subdivision-level facts, not citywide ones. No named Converse subdivisions or builder claims are published here: they were not verified at build (September 19, 2026).
Larger-lot and fringe properties
Bigger lots on the edges of the city where water, sewer and roadway maintenance can differ from the core. Utility service and any septic or well status are parcel-specific, and road maintenance responsibility can sit with the city or the county depending on where the property lies.
Converse address, outside city limits
A 78109 postal address does not prove the home is inside Converse city limits. Some Converse-address properties sit in unincorporated Bexar County with county roads and different utility arrangements. Verify city limits with the City of Converse, the U.S. Postal Service and the appraisal district before you rely on the city name for anything.
Keep the geography straight: Converse is an incorporated city entirely in Bexar County. Universal City, Live Oak, Schertz and Cibolo are separate incorporated cities, each with its own council, its own school story and its own tax jurisdictions. Schertz and Cibolo are part of or adjacent to Guadalupe County; Converse is not, and this guide does not merge them. ZIP 78109 is Converse's postal ZIP, but a ZIP is a mail delivery area, not a boundary of city limits, the school district or the tax districts.
School district: Many Converse-area properties are associated with Judson ISD, but buyers must verify the exact address and campus assignment through the district's official lookup. The district boundary does not follow the city line or the ZIP, so confirm the campus from the address before you compare schools.
Taxes + Recurring Costs
Taxes and recurring ownership costs
There is no single Converse property tax rate, and no citywide tax-rate estimate is published on this page (verified September 19, 2026). The actual bill is assembled parcel by parcel, applied to the exact taxable value with your exemptions, and it differs from one Converse home to the next.
Verify the parcel-specific tax stack through: the Bexar Central Appraisal District (the Bexar Appraisal District, BCAD), Bexar County tax records, the City of Converse if the property is inside city limits, Judson ISD, and any applicable special district, MUD, PID, HOA or other assessment. Each of those lines is an address-level fact, and each one can vary between two homes on the same street.
The school line: Judson ISD is the district associated with most Converse-area properties, and the campus assignment and the school line of the tax bill both follow the exact address. Pull the parcel's actual taxing-unit list from BCAD and confirm the campus on the district's official lookup so the school question and the tax question are answered from the same address.
Rates change every year: rates are adopted annually, and as of this guide's September 19, 2026 update, adopted rates for several units were still being finalized. This page deliberately publishes no fixed rate numbers and no "average Converse tax bill," because neither is a real number for your parcel. How the Texas homestead exemption works covers the exemption side of the payment.
The tax check Patrick recommends
Send me the address and I can help you identify the correct county, school district side, tax jurisdictions and exemptions before anyone estimates the payment. It is one of the highest-value checks a Converse buyer can do before making an offer, and it takes one message.
Water, Sewer + Utilities
Water, sewer, electricity, and garbage
The City of Converse provides municipal water and wastewater services within its service area, with wastewater treatment through the San Antonio River Authority (SARA). That is the citywide framework; the service details are still address-level, and not every Converse-address property has identical utility service.
Water and wastewater: the City's utility department operates water production and distribution, the sewer system and infrastructure maintenance, and wastewater is treated through SARA, including the Salitrillo Wastewater Treatment Plant in Converse (City of Converse utility pages and SARA, verified September 19, 2026). Confirm the exact property actually sits in the City's service area before you assume municipal water and sewer.
Garbage and recycling: the City provides curbside refuse and recycling collection within its service area, with city-issued carts and a Waste Management collection partnership per the City's refuse collection page (verified September 19, 2026). Properties outside the service area or outside city limits may contract privately, so confirm for the exact property.
Electricity: no single provider was verified for every Converse-address property at build (September 19, 2026). CPS Energy serves much of metro San Antonio and co-op territories operate in surrounding areas, so confirm the electric provider for the exact address before relying on any estimate. Not verified citywide
The utility checklist for any Converse address
- Water provider and meter
- Wastewater provider and how sewer is billed
- Septic status, if applicable
- Electricity provider and territory
- Garbage and recycling responsibility and billing
- Connection fees and deposits
- Impact or capacity fees, including MUD or PID assessments
- Transfer requirements and utility certifications at closing
Each item is an address-level fact, and none of them is one citywide answer. A home with a Converse mailing address can sit far enough outside the City's service area to change every line of this list.
Flood + Drainage
Drainage, floodplain, and lot due diligence
City stormwater operations and subdivision rules matter, but a citywide statement on drainage is not a substitute for parcel review. The City of Converse runs a Stormwater Operations program under Public Works, a TCEQ-mandated effort that includes drainage control and maintenance for flood prevention, creek regrading, vegetation maintenance along drainage channels, and inspection of outfalls and inlets (City of Converse, verified September 19, 2026). None of that tells you anything about a specific lot.
The lot review checklist for any Converse property
- Current FEMA flood zone for the exact parcel (download the FIRMette for the address)
- Local drainage easements and whether they cross the lot
- Creek or channel proximity and any mapped floodway boundary
- Detention or drainage-maintenance responsibility, including any HOA, MUD or city obligation
- Finished-floor elevation compared with the surrounding grade
- Lot grading and how water moves across and away from the lot
- Retaining walls and their condition and maintenance responsibility
- Prior water intrusion: ask about past flooding, dampness and damage claims
- A flood-insurance quote from a licensed provider, even in a low-risk zone
- Insurance availability and exclusions, including wind and hail coverage
How flood zones work for Texas buyers explains the framework in plain language. For the exact property, the current FEMA map, the county and SARA drainage mapping, and the lot's own grading and history decide the answer, never the city name.
Roads + Infrastructure
Roads, construction, and future infrastructure
Converse's transportation geography is defined by I-10, Loop 1604, FM 78, FM 1516, Toepperwein Road, Kitty Hawk Road and FM 1976. Treat those as factual access references and infrastructure context, not guaranteed drive times.
Travel time, stated honestly
Travel time varies significantly by route, time of day, destination, construction, and access point. Check the exact property and intended destination before relying on a commute estimate.
Current City of Converse projects, with status and verification date (September 19, 2026): project scopes and schedules move, and this guide publishes no completion dates, value increases or commute promises for any of them.
Planning / design
Toepperwein / Kitty Hawk / FM 1976 roadway and sidewalk design
The Phase 2 widening of Toepperwein Road from Meadow Forge Drive to Kitty Hawk Road, with sidewalks, was approved for Alamo Area MPO funding per the City's reporting. As of September 19, 2026, no newer 2026 status update had been published, so treat the current stage as planning and design and verify directly with the City.
Construction
Toepperwein / Kitty Hawk waterline improvements
Active as of July 2026: temporary traffic changes at the Toepperwein Road and Kitty Hawk Road intersection were introduced July 8, 2026 as part of the water line improvement project (reported in transit coverage on July 14, 2026). Status as of September 19, 2026: construction, with lane patterns subject to change.
Planning / design
Greenway Trail Phase II
The City Council funded the engineering development plan for the Greenway Trail Phase 2 extension, with the final trail running from Kitty Hawk Road toward FM 78 (Converse Connection, January to March 2026), and the City's parks page reported sidewalk construction from the Butterfly Garden at North Park to Kitty Hawk Road as scheduled to begin April 2026. Status as of September 19, 2026: planning and design with a reported construction start; no completion date published.
Also in the picture: Joint Base San Antonio-Randolph is adjacent to the city, and the I-10 and Loop 1604 frontages bring ongoing road and commercial activity. Verify current lane and detour notices with the City and TxDOT before relying on a route on any given day.
New Construction vs Resale
New construction versus resale
When new construction is active near Converse, buyers comparing a new build against resale should compare the whole package, not just the price. No named Converse subdivisions or builder inventory claims are published here: active phases, builder rosters and current incentives in Converse were not verified at build (September 19, 2026), so confirm them directly for the exact subdivision. Not verified citywide
Compare, line by line
- Base price and what the lot, floor plan and finishes actually include
- Current incentives, including rate buydowns and closing-cost credits
- Preferred-lender requirements and builder financing terms
- Lot premiums and option packages, and what they add to the payment
- HOA fees and restrictions, and any MUD or PID assessments
- Tax districts and the expected first-year tax bill
- Utility fees, impact or capacity fees, and connection costs
- Appraisal risk: whether new-home pricing will appraise at contract
- Completion timeline and what happens if construction slips
- Warranty terms and how warranty service is handled
- Nearby road, commercial, rail or industrial exposure for the exact site
Converse corridor context: for help comparing builders and incentives across the metro, Patrick publishes verified new-construction options near Converse and the Randolph/I-35 corridor on the San Antonio new-construction page, with named communities, active builders and published pricing checked against sources.
Nearby communities, clearly separate: Schertz and Cibolo are separate municipalities with their own new-construction markets. If you are comparing those corridors, the Schertz and Cibolo new-construction guide covers them. Those are nearby-community comparisons, never Converse inventory.
Financing angles that matter here: how rate buydowns work is useful against builder-financing offers, and seller concessions are the resale comparison tool. Down payment assistance is borrower and program specific; see the Texas down payment assistance page for the current programs.
For Sellers
Seller considerations in Converse
Selling a resale home in Converse can mean competing with builders selling around it. The honest framing is preparation, not promises: the resale competes on pricing, condition, insurance, repairs, disclosures and the buyer's financing, not on a generic "sell your home fast" claim.
What resale competes with
- Builder incentives on new homes nearby
- Quick move-ins ready on the builder's timeline
- Newer finishes and lower-maintenance products
- Different tax or HOA structures between resale and new builds
Where a resale can compete honestly
- Pricing against recent closed sales of comparable homes, adjusted for condition and lot
- Condition, updates and maintenance records that are actually documented
- Insurance: a home that is insurable and clearly disclosed is easier to finance
- Repairs, permits and disclosures in order before the offer arrives
- Buyer financing: sellers who know which offers can actually close waste less time
The complete home seller guide walks through pricing, preparation and disclosures in detail.
Own a Converse home?
Patrick can compare your property against the right subdivision, price band and current builder competition, and help you get pricing, condition, insurance, repairs and disclosures in order before you list. Send him the address and he will walk you through positioning, no generic promises.
Everyday Life
Everyday life in Converse, briefly
Six practical, low-key items, verified September 19, 2026. Businesses, hours, park rules and event dates change, so treat these as starting points and confirm current details before you rely on them.
Coffee
Dutch Bros Coffee
8618 FM 78, Converse 78109. Drive-thru coffee, verified operating via the brand's official location page on September 19, 2026. Confirm current hours before you go.
Everyday dining
Papa Dante's Italian Restaurant
8607 FM 1976, Converse 78109. Family-run Italian restaurant with its own site (papadantes.com), about 4 out of 5 stars across roughly 43 reviews as of September 19, 2026. Confirm current hours and menu before you go.
Outdoors
Converse North Park & Greenway Trail
City park with pavilions, a pool and ball fields per the City's parks page (verified September 19, 2026), with trail green space connecting from the Butterfly Garden at North Park toward Kitty Hawk Road. Leash rules and trail construction vary, so confirm current access.
Kid and family
Converse Public Library
601 S Seguin Road, Converse 78109, phone (210) 659-4160. Hours per the City's library page (verified September 19, 2026): Monday to Thursday 9 AM to 6 PM, Friday 9 AM to 5 PM, Saturday 10 AM to 2 PM, Sunday closed. Confirm current hours.
Local tradition
Veterans Day Parade & Community Cleanup
The City of Converse runs an annual Veterans Day Parade in early November, a walk route from Gibbs Sprawl Road to City of Converse Park, and Community Cleanup events through the year per the City's community magazine. Confirm the current dates on the City's calendar.
Everyday note
One note about life here
Most everyday errands run along FM 78 and the Kitty Hawk Road and FM 1976 frontages. Road construction is active in parts of the city: the Toepperwein and Kitty Hawk waterline project changed intersection traffic patterns beginning July 8, 2026, so lane changes are ongoing and local notices matter.
Nearby Areas
Compare Converse with nearby northeast metro communities
Converse is its own incorporated city, and so is every neighbor below. Universal City, Live Oak, Schertz and Cibolo are separate municipalities with separate councils, school districts, tax stories and utility arrangements. Schertz and Cibolo are part of or adjacent to Guadalupe County; Converse is entirely in Bexar County. Never swap one city's facts onto another; each address needs its own verification.
Universal City
Adjacent incorporated city, Judson ISD and SCUC ISD
Live Oak
Separate incorporated city, Judson ISD and NEISD
Schertz
Separate two-county city on the I-35 side
Cibolo
Separate I-35 neighbor to the northeast
Sources used on this page: U.S. Census Bureau QuickFacts for Converse, Texas (population estimate and the 2020–2024 owner-occupied median value); City of Converse utility, refuse collection, Stormwater Operations, parks and library pages; San Antonio River Authority utilities; City of Converse Converse Connection (January to March 2026) for Greenway Trail Phase II; and transit coverage of the Toepperwein and Kitty Hawk waterline work (July 14, 2026). All dated facts verified September 19, 2026 and subject to change.
Ready to evaluate a Converse property?
If you are buying
Looking at a Converse home? Send me the address and I can help you verify city limits, Judson ISD assignment, the parcel-specific tax stack, water and wastewater service, HOA and flood considerations, and the estimated monthly payment before you make an offer. It is one message, and it answers the questions this page raises.
If you are selling
Own a Converse home? I can compare it against the right subdivision, price band and current builder competition, and help you get pricing, condition, insurance, repairs and disclosures in order instead of a generic strategy.
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.
Guide last reviewed and updated September 19, 2026. Verify current official sources for rates, boundaries, construction schedules and business hours.
For Sellers
Selling in Converse, Texas
Pricing a Converse home starts with the specific property: the block, the school district for the exact address, the utility answer, and what comparable northeast Bexar County sales actually closed for.
What I review before pricing a Converse 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
- Judson ISD and other district assignments by exact address
- Water service provider and floodplain status parcel by parcel
Current market snapshot: Converse
| 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 Converse 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 Converse numbers in your price band.
What buyers compare in Converse
- Commute to Randolph, JBSA, and downtown San Antonio
- Older established blocks versus newer sections
- School district by exact address
- Price bands that fit first-time buyers and investors
Price it like a real Converse 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.
