Living in Schertz
Texas Real Estate Sales Agent #454749, AXEN Realty LLC · Senior Loan Officer, NMLS ID #877741, NEXA Mortgage, LLC
Local Guide & Real Estate
Schertz is an incorporated city in the northeast San Antonio metro, anchored by I-35, FM 3009, FM 78 and Schertz Parkway and sitting right next to JBSA-Randolph. It is a large northeast-San-Antonio city with established neighborhoods, newer master-planned communities, major I-35 access, multiple school and tax jurisdictions, and close ties to the JBSA-Randolph employment corridor. This guide explains what buyers actually need to verify here: county, school district, taxes, utilities, flood and drainage, aircraft noise, and the real difference between North, Central and South Schertz.
Comparing builder incentives? Builders around Schertz are advertising rates from about 3.4% to 4.99% in a 7% market, and the offers are not the same deal.
Compare builder incentivesPatrick's Quick Answer
Schertz in one paragraph
Schertz is a large, growing incorporated city in the northeast San Antonio metro, straddling Guadalupe County (the largest share), Bexar County and Comal County, with major access to I-35, FM 3009, FM 78, Schertz Parkway and connections toward I-10, and close ties to the JBSA-Randolph employment corridor. It is not a US-281 Hill Country community and it is not one uniform market. Established neighborhoods, newer master-planned communities, five school districts, three counties, address-specific utilities and aircraft-noise considerations can all change within the same city. The honest way to buy here is address by address: verify the county, appraisal district, school district and campus, tax jurisdictions, HOA, utilities, flood and drainage, and the actual commute route before you write an offer.
County: Schertz spans Guadalupe, Bexar and Comal counties, with Guadalupe holding the largest share.
Main roads: I-35, FM 3009, FM 78, Schertz Parkway and FM 1518, with connections toward I-10 and JBSA-Randolph.
Schools: Schertz touches five districts; SCUCISD, Comal ISD and East Central ISD serve most of the city, and the campus is set by exact address.
Market note: August 2026 public-tracker data put Schertz median sale prices around $369,755 (Redfin) and median list prices near $351,000 (Realtor.com); the figure varies by source, by list versus sold, and by area.
Location + Access
Where is Schertz, and is it part of San Antonio?
Schertz is its own incorporated city in the northeast San Antonio metro, not a San Antonio neighborhood. It sits inside the San Antonio-New Braunfels growth corridor on I-35, roughly between San Antonio and New Braunfels, and it has a genuinely close working relationship with JBSA-Randolph, whose flight operations and employment base sit just south of the city. The most recent official estimate puts the city's population near 45,978 (U.S. Census Bureau QuickFacts, July 1, 2025 estimate).
The roads that define Schertz are I-35, FM 3009, FM 78, Schertz Parkway and FM 1518, plus connections toward I-10 and JBSA-Randolph. I-35 is the spine: it carries the commute south into San Antonio and north toward New Braunfels, San Marcos and Austin. FM 3009 crosses the city east-west and is the everyday retail corridor, while FM 78 traces the older Main Street core, Schertz Parkway moves traffic within the city, and FM 1518 connects the northeast side toward the Randolph area and beyond.
On commute claims: I will not publish fixed drive times, because I-35 and FM 3009 behave differently at rush hour than mid-morning, and the exact address changes the route. The honest instruction for a Schertz buyer is to drive the actual route during the time you would normally commute, to JBSA-Randolph, downtown San Antonio, New Braunfels or wherever the job is, and time it yourself.
The Most Important Schertz Fact
Schertz spans three counties
This is one of the strongest local-authority points on the page, because almost no generic guide gets it right. Schertz crosses Guadalupe County, Bexar County and Comal County. Guadalupe County contains the largest share of the city, but all three counties matter to buyers.
Guadalupe County
Holds the largest share of Schertz, including much of the historic core. Properties here appraise through the Guadalupe Central Appraisal District, pay Guadalupe County taxes, and often sit in SCUCISD, with GVEC a possible electric provider for some portions.
Bexar County
The city extends into Bexar County on its south and west sides, including parts of South Schertz near the Randolph and I-10 side. Properties here appraise through the Bexar Appraisal District, pay Bexar County taxes, and may sit in SCUCISD, East Central ISD or at the Randolph Field ISD fringe, with CPS Energy serving some South Schertz areas.
Comal County
Portions of North Schertz reach into Comal County and Comal ISD territory. Properties here appraise through the Comal Appraisal District and pay Comal County taxes. It is the smallest county share, but it is exactly the kind of detail an address label will not tell you.
The exact-address rule
Because Schertz crosses three counties, two homes both marketed as Schertz can have different appraisal districts, county tax rates, school districts, utility providers, special taxing entities and recording jurisdictions. Do not estimate taxes, schools or utilities from the word "Schertz" alone. Verify the exact property address, every time.
North vs Central vs South
Living in Schertz can mean noticeably different things
The City of Schertz Comprehensive Plan identifies meaningful differences among Central, North and South Schertz. Do not oversimplify: within each part, individual neighborhoods and HOAs still differ. Use this as orientation, not a boundary map.
Central Schertz
The established heart of the city: the Main Street and FM 78 area, older housing stock, and an established commercial and residential fabric. It carries the historic identity of Schertz, and portions of Central Schertz have specific flood and drainage considerations tied to Cibolo Creek and its drainage corridors.
North Schertz
Separated from much of the city by I-35, North Schertz is where substantial employment, commercial and industrial growth has concentrated, alongside newer development and still-undeveloped land. Portions of the north extend into Comal County and Comal ISD territory, so verify the school district by address.
South Schertz
Historically the more undeveloped part of the city, South Schertz is where much of the newer growth is happening, including master-planned development like The Crossvine. Some areas here have a stronger relationship to the I-10 and JBSA-Randolph geography, which makes aircraft-noise diligence especially relevant.
The takeaway: Schertz is not one subdivision and not one price band. A buyer looking for an older home with trees on Main Street is shopping a different product than a buyer comparing new homes in South Schertz, and both are valid searches. Tell me which part fits your life, and I can point the search in the right direction.
Housing Types
Schertz has multiple housing eras and products
Schertz is not one master-planned subdivision. The city holds several distinct housing eras and products that price differently: older established homes in the historic core, 1980s and 1990s neighborhoods, 2000s subdivision housing, newer master-planned communities, active new construction, and townhome or garden-home products in select communities.
Current and recent subdivision examples across the city include Woodland Oaks, Forest Ridge, Greenshire, Riata, Rhine Valley, Homestead, Hallie's Cove and The Crossvine. Each has its own age, builder, HOA, and price band, so a listing marketed as "Schertz" can range from a 1980s ranch near Main Street to a brand-new home in South Schertz. Verify the current details for any community you are comparing, because the product mix changes as the city grows.
This variety is exactly why a citywide median is the wrong tool. Segment by neighborhood, era, county and school district instead, and the market makes sense.
Newer Development
The Crossvine and what "new Schertz" means
The Crossvine is the most useful Schertz-specific example of newer master-planned development. Current city and economic-development research identifies it as a large South Schertz master-planned community, roughly 500 acres near the Lower Seguin Road and JBSA-Randolph side of the city, with multiple housing and product types.
Multiple builders have developed homes there, including David Weekley, Pulte, Highland, Scott Felder, DRB and Chesmar, with product ranging from single-family homes to garden homes and a 55+ section. Amenities include resort-style pools, a greenbelt trail system, pocket parks, an event pavilion and more, depending on the phase and current construction.
Why this matters to buyers: "new Schertz" and "established Schertz" are different real-estate products. The Crossvine is a good example of the new product, with builder incentives, new-community amenities and newer finishes, while older neighborhoods near Main Street offer mature trees, established fabric and often larger lots. Neither is better; they are different, and they compare differently. This is not a builder advertisement, just a Schertz-specific way to understand the split in the local market.
New Construction vs Resale
Compare the resale home and the builder offer by monthly payment
New construction is a major part of the Schertz market, and it changes how resale homes compete. Schertz resale sellers may face builders offering rate buydowns, closing-cost assistance, newer finishes, warranties and new-community amenities, so buyers should not compare sticker prices alone.
The honest comparison lines up both sides of the ledger: resale asking price versus builder price, builder incentives and lender credits, taxes, HOA, lot size and location, likely maintenance, and the estimated monthly payment with the same down payment and rate. Compare the resale home and the builder offer using the actual monthly payment, not just the sticker price. A builder buydown or closing-cost credit can make a higher sticker price cheaper per month, and a resale home with a larger lot or mature landscaping can be the better long-term value even when the payment is higher.
What a builder offer often includes
Rate buydowns, closing-cost credits, design center upgrades, builder warranty, inventory-home discounts, and a move-in-ready timeline in a new community with fresh amenities. Builder financing terms vary, and comparing them against outside financing is part of the diligence. How builder incentives work in the San Antonio area breaks down the fine print.
What a resale home often offers
An established neighborhood, mature trees, a larger or fully fenced lot, existing landscaping and outbuildings, sometimes a pool, and a price that reflects real negotiation room. Resale inspection and repair history matter, so budget for the home inspection and read what it finds before negotiating.
As your loan officer and agent, I build the monthly-payment comparison both ways with the same assumptions, so the decision rests on the real number, not the sign in front of the house. New construction versus resale across the San Antonio market and builder incentives explained walk through the same framework in more detail.
Current Market
The Schertz market, clearly labeled
A warning before the numbers: do not call Schertz one market. A citywide median can hide major differences between older central neighborhoods, newer subdivisions, The Crossvine and other new construction, Guadalupe County areas, Bexar County areas, Comal County areas, and different school districts. The two datasets below measure different things, so they are labeled and kept separate, never combined into one fake "average Schertz home price."
The one-sentence market read: Schertz is a relatively high-volume market, but value varies significantly by neighborhood age, school district, county, builder and product, and new-construction competition.
Redfin, city of Schertz, August 2026
- Median sale price around $369,755, roughly 1.4% lower than a year earlier.
- About 251 homes sold in the measured window.
- Approximately 86 median days on market.
- About 97.9% sale-to-list ratio.
- Around 53% of listings carried price reductions.
Realtor.com, Schertz, August 2026
- Median list price around $351,000.
- Median sold price around $340,178.
- Approximately 363 active listings.
- About 61 median days on market.
How to read these numbers: the figures are dated to August 2026 and come from public market trackers, which use different boundaries, windows and methodologies, so they should be treated as direction, not precision. List prices are not the same as sold prices, and medians move month to month. The right price for your purchase is property-specific: neighborhood, era, county, school district, condition and builder competition all change the comps. When we work together I pull current listing and sales data for the exact area and price band you are shopping, so ask for the freshest number.
Schools
Schertz schools: five districts, three majors, verified by address
This is one of the biggest mistakes generic Schertz pages make. The City of Schertz describes the city touching five school districts, and three of them serve most of the city: Schertz-Cibolo-Universal City ISD, Comal ISD and East Central ISD. Randolph Field ISD and Marion ISD matter at the fringes. Do not assume every Schertz home is in SCUCISD; that is simply not true.
"SCUCISD is not all of Schertz"
SCUCISD is strongly associated with Schertz and is headquartered there, which is why the name dominates local search. But portions of the city feed Comal ISD (mainly in the north) and East Central ISD (in the Bexar County portions), and the fringe districts matter at the edges. The exact district and campus are set by the property address, not by the city name, neighborhood or ZIP.
Clemens versus Steele: this is one of the most common Schertz searches, and the honest answer has two parts. Samuel Clemens High School is located in Schertz, and Byron P. Steele II High School is in neighboring Cibolo; both are within SCUCISD. Depending on the property, a Schertz-area buyer can encounter different attendance patterns, so I will never guarantee Clemens or Steele from the city name or ZIP alone. Verify the exact assignment from the current attendance-zone map.
Boundaries change: school districts in this growth corridor adjust attendance boundaries as they grow. Verify the current district and campus assignment using the exact property address before relying on a listing or community guide.
A note on ratings: in the most recent Texas Education Agency accountability ratings, SCUCISD earned a B rating with a score of 81 (2024-25 results, published August 2025). State ratings change year to year and are published per campus, so check the TEA's current-year result for the specific campus rather than relying on a district-wide label, and I will not describe any district as A-rated unless current official ratings actually say so. How school boundaries work for buyers is answered in plain language in the Ask Patrick library.
Property Taxes
There is no single total Schertz tax rate
The three counties matter directly at tax time. Two Schertz homes can carry different tax bills because of the county, the school district, additional taxing entities and exemptions. Never estimate a payment from a citywide rate sheet.
The city's own rate, dated: the City of Schertz adopted a property tax rate of $0.5118 per $100 of taxable value for fiscal year 2025-26 (approved by City Council on August 19, 2025), and the city rate applies across the city's portions in Guadalupe, Bexar and Comal counties. That is only one line of the bill. The full bill is assembled parcel by parcel from the county rate, the school district rate, any special taxing entities such as lateral-road jurisdictions, and your exemptions.
What the different Schertz combinations look like: a Guadalupe County home may carry City of Schertz plus Guadalupe County plus SCUCISD plus applicable road and special jurisdictions; a Comal County home may carry City of Schertz plus Comal County plus Comal ISD; and a Bexar County home may carry City of Schertz plus Bexar County plus SCUCISD or East Central ISD plus additional Bexar taxing entities. Because school districts and counties mix, the same-value home can produce materially different bills across the city.
Exemptions: homestead exemptions, over-65 and disability exemptions, and other property-tax exemptions apply to the exact property and owner situation, and they change the effective bill. How the Texas homestead exemption works covers the basics.
My tax CTA to you
Send me the address and I can help you identify the correct county, school district and tax jurisdictions before we estimate the payment. It is one of the highest-value checks a Schertz buyer can do before making an offer, and it takes one message.
Appraisal Districts
Three appraisal districts, depending on the address
Depending on the exact address, a Schertz property may fall under the Guadalupe Central Appraisal District, the Bexar Appraisal District or the Comal Appraisal District. Each sets its own assessed values and handles its own protests and exemptions, so do not send every Schertz buyer to one appraisal district.
This matters for the payment estimate, for the tax protest process, and for understanding why two similar homes can be assessed differently. When we estimate a Schertz payment, the first step is confirming which appraisal district the address falls in, then pulling the current values and exemptions for that parcel.
Utilities
Water, sewer and electric all vary by exact address
Another property-specific issue that generic pages get wrong. Schertz has its own water utility infrastructure, but different portions of the city can have different providers, so never assume one setup for every property.
Water: much of Schertz receives retail water through the City of Schertz, and the Schertz-Seguin Local Government Corporation is important to the regional water supply picture. Some far north and south portions of the city may involve Green Valley SUD instead, so the provider can change with the address.
Wastewater: the wastewater treatment picture includes relationships with the Cibolo Creek Municipal Authority, and again the retail arrangement can vary by location within the city.
Electric provider varies too: research indicates electric service can differ by location, with GVEC serving portions of Guadalupe County Schertz, CPS Energy serving South Schertz areas, and much of the city sitting in CenterPoint's service territory in a deregulated market where you choose a retail electric provider. Confirm the exact electric, water and sewer providers before closing; a provider difference can change the monthly operating cost of the home.
Flood + Drainage
Floodplain and drainage conditions vary by address
I will not tell you "Schertz floods," and I will not tell you "Schertz has no flood problems." Both are false as blanket statements. Flood risk in Schertz is parcel-specific.
The dominant mapped flood hazard is Cibolo Creek, which winds through the center of the city, and FEMA flood insurance rate maps place special flood hazard areas along the creek and its tributaries. The City's Comprehensive Plan notes the floodplain areas throughout Schertz, and flood and drainage considerations apply in portions of Central Schertz where the creek runs through older neighborhoods and drainage corridors.
The honest checklist: buyers should review current FEMA and City mapping, the lot's grading, drainage paths and any prior water intrusion for the exact property. Flood insurance requirements follow the mapped zone and the lender's guidelines, so a property in or near a mapped zone triggers a different review than one on high ground. How flood zones work for Texas buyers explains the basics in plain language, and I can help flag when a property needs that extra review before you make an offer.
JBSA-Randolph Due Diligence
Will I hear military aircraft from this Schertz home?
This is one of the strongest local-authority topics on the page, and it is real-estate diligence, not lifestyle fluff. Schertz sits immediately adjacent to JBSA-Randolph and inside its flight-training area, and the base's aircraft operations can materially affect a buyer's ownership experience.
Official Air Installation Compatible Use Zone (AICUZ) studies for JBSA-Randolph, including the 2008 study and the 2017 update, plot aircraft noise contours that extend into parts of Schertz, and the city itself has posted noise-notification signs across the city since 2016. The honest answer to the question is simple: it depends on the exact address. Some Schertz homes sit in areas where jet noise is a regular part of daily life; others rarely hear it.
For noise-sensitive buyers
- Check the current JBSA AICUZ and noise mapping for the exact address.
- Visit the property at different times of day, including weekdays, because flight training follows schedules, not the listing photo.
- Evaluate the actual route and location relative to the base's flight patterns.
I will never promise that a home is quiet. What I can do is help you get the mapping, the timing and the honest neighborhood picture before you commit.
Military + VA Relocation
Relocating to the Randolph area
JBSA-Randolph is one of the biggest employment anchors in Schertz's backyard, and military relocation is a natural reason people land here. As a Marine veteran who works both sides of the deal, the loan and the home, I understand the relocation timeline firsthand. This stays a Schertz real-estate page, not a VA or PCS manual, but the practical crossover is worth covering.
The topics that come up most in a Randolph-area relocation: comparing Schertz neighborhoods by their actual route to the base, VA financing and how it interacts with the property, PCS timing and whether to buy before or after orders, coordinating the sale of a current home with a new purchase here, remote or long-distance transaction logistics, and monthly-payment planning that fits a military pay structure.
I will not assume any individual Schertz resident is military, and I will not build this guide around resident veteran demographics. But if a PCS to Randolph is your reason for looking, the financing and the neighborhood search should be solved together, and that is exactly the kind of coordination I do. The VA home loan guide, VA loans in the JBSA market and selling and buying at the same time cover the mechanics.
Moving to the Randolph area?
I can help you compare Schertz neighborhoods, your route to JBSA-Randolph and the VA financing side together, so the move and the mortgage work as one plan.
Financing
Financing options, stated accurately
Conventional, FHA, VA, first-time-buyer programs and Texas down payment assistance can all fit a Schertz purchase, depending on the borrower and the property. I will not say any program "works easily" just because a price fits a limit; borrower qualifications and property eligibility always matter.
VA, stated accurately: a VA borrower with full entitlement does not have a VA loan-limit cap in the way a conventional loan does. Per current VA guidance, since January 1, 2020 there are no county loan limits for veterans with full entitlement, and the VA does not limit how much a qualified borrower can finance, as long as the borrower can afford the loan and the appraisal supports the value. Qualification, lender guidelines and entitlement status still matter, and the specific property must meet VA requirements. I will not publish outdated guarantee math or imply a veteran is limited to the local conforming limit when they have full entitlement.
USDA: I will not state that Schertz is universally eligible or universally ineligible for USDA financing, because USDA eligibility is address-specific and income-limited. If a particular outer Schertz property is on your list, I can check it against the official USDA eligibility map and tell you what the address actually shows.
The rest of the toolkit applies normally: conventional and FHA for most standard purchases, Texas down payment assistance programs for qualified first-time buyers, and builder-incentive comparisons when new construction is in the mix. The first-time homebuyer roadmap, the mortgage financing guide and the down payment assistance page cover the program details.
HOA, Zoning + Permits
No one Schertz HOA, and zoning that varies by parcel
There is no single Schertz HOA. Different neighborhoods have separate associations, including current examples such as Woodland Oaks, Forest Ridge, Rhine Valley, The Crossvine, Hallie's Cove and other subdivisions, and some older areas have none. HOA status, dues, amenities and restrictions vary by subdivision, so verify dues, rental restrictions, architectural review, fencing, pools and outbuildings, trailers and RVs, solar, and resale or transfer fees for the exact property.
Zoning and PDDs: Schertz uses standard zoning districts, Planned Development Districts and parcel-specific development standards. That matters if you plan a pool, detached garage, workshop, addition or accessory structure. Verify zoning plus PDD plus HOA plus easements and setbacks together, and never assume a neighboring property proves a similar improvement is allowed on the lot you are buying.
Permit history: the City requires permits and inspections for regulated construction, and for heavily remodeled properties buyers should verify permit history, additions, garage conversions, electrical upgrades, structural work, pools and accessory buildings. The code itself is time-sensitive: the City adopted the 2023 National Electrical Code effective September 1, 2023, and transitioned to the 2026 NEC effective September 1, 2026, so recent electrical work on an older home is worth checking against current requirements.
Commute + Employment
Test the actual route at the time you will drive it
The corridors that matter in Schertz are I-35, FM 3009, Schertz Parkway, FM 78 and FM 1518, plus connections toward I-10. They serve commutes to JBSA-Randolph, San Antonio, New Braunfels, Seguin, and the I-35 and I-10 employment corridors. Distance alone does not capture I-35 and FM 3009 traffic, so I will not publish permanent commute times.
A Schertz buyer should test the actual route during the time they normally commute, because rush hour on I-35 and FM 3009 behaves nothing like mid-morning. If the daily drive is a top priority, the North/Central/South location and the specific corridor matter as much as the home itself.
Employment context: Schertz has a real employment and logistics story. Official economic-development materials identify significant investment and employment tied to the I-35 and I-10 corridor, including logistics and industrial activity that supports housing demand. Schertz is not only a bedroom community; employment growth along the I-35 and I-10 corridor contributes to housing demand and relocation activity. I keep employer-specific claims out of this guide unless freshly verified, but the corridor growth is part of why the Schertz market moves the way it does. The San Antonio commuter guide digs into the route planning side.
Buyer Due Diligence
The Schertz buyer's 20-point pre-offer checklist
Before buying in Schertz, work this list for the exact property. It is longer than the checklist most communities need, because Schertz genuinely has more moving parts, and it should dwarf any lifestyle content on this page.
- Is the property actually inside Schertz city limits?
- Guadalupe, Bexar or Comal County?
- Correct appraisal district (Guadalupe, Bexar or Comal CAD)
- Exact school district (which of the five?)
- Exact campus assignment from the current attendance-zone map
- HOA or POA status, dues, restrictions and transfer fees
- PDD and zoning for the lot
- Survey and property lines
- Easements and setbacks
- Floodplain and drainage for the parcel
- JBSA-Randolph aircraft and noise considerations
- Water provider by address
- Sewer provider by address
- Electric provider by address
- Permit history for the home and any additions
- Property-tax jurisdictions and exemptions
- Competing new construction in the price band
- Builder incentives if comparing a new home
- Feasibility of a future pool, addition or outbuilding
- The actual commute route, driven at the time you commute
That is a lot to verify, which is exactly the point: the word "Schertz" on a listing tells you far less here than it does in most cities. Send me the address and I will help you work the list before you make an offer.
For Sellers
Selling a home in Schertz: price the submarket, not the citywide median
Schertz sellers should not price from the citywide median alone. The comp filters that actually matter here: neighborhood, North/Central/South location, county, school district, builder, year built, lot size, condition, renovations, HOA amenities, pool, garage, I-35 and FM 3009 access, and competing new construction.
New-construction competition deserves its own section: depending on location and price point, resale sellers in Schertz may compete with builders offering rate buydowns, closing-cost credits, design upgrades, warranties and inventory-home discounts. Before setting your price, answer the question every smart buyer will ask: what can a buyer get from the builder today? No assumptions, and fresh research on the active builder competition in your specific price band.
Seller prep: gather the survey, HOA documents, roof and HVAC information, improvement receipts, permit records, pool records and utility information. For properties in flood-sensitive areas, organize drainage and flood documentation where applicable, because a documented story beats a vague reassurance every time.
The seller checklist: identify the correct submarket, confirm the county and school district, compare current resale competition, compare active new construction, document improvements, prepare HOA and resale information, understand what builders are offering, and price against genuinely comparable homes. The pricing-your-home guide and the complete seller guide walk through the mechanics.
Own a Schertz home?
I can compare it against the right neighborhood, school district and current resale and new-construction competition instead of relying on a citywide average, so you get honest positioning and a real strategy.
Food + Family
A short note on everyday life here
A few practical, low-key examples of everyday life in Schertz, not a tourism guide. Businesses, hours, park rules and event dates change, so treat these as starting points and confirm current details before you rely on them.
Schertz feels like an established northeast-San-Antonio suburb that is still actively growing. Older neighborhoods, newer master-planned communities and major employment corridors all coexist, while county lines, school boundaries, utilities, I-35 access and JBSA-Randolph proximity can make the experience noticeably different from one address to another.
Coffee
Americana Coffee & Espresso Bar
816 Main St. One Main Street coffee example, currently operating with regular weekly hours. A practical neighborhood stop rather than a ranking of the city's coffee spots.
Everyday dining
The Purple Pig BBQ
537 Main Street. One locally rooted Main Street dining example, currently operating, owned by a local veteran-founded team. Confirm current hours before you go.
Outdoors
Crescent Bend Nature Park
The single outdoor example, a roughly 180-acre nature preserve along Cibolo Creek with hike-and-bike trails, bird blinds, fishing and picnic areas. Confirm current park hours and rules before you go.
Family
Pickrell Park
The single kid and family example, a 17-acre city park with a seasonal outdoor pool, playgrounds, a walking trail, basketball and picnic pavilions. Pool availability is seasonal, so confirm current hours.
Local tradition
Schertz Fourth of July Jubilee
One short recurring tradition mention: the city's annual Fourth of July Jubilee, with a parade, carnival, live music and fireworks at Pickrell Park. Research indicates 2026 marked its 50th year; confirm future dates before planning around it.
A note
Seasons and schedules change
Hours, menus, park rules and event dates change. These are practical examples of everyday life, not promises, so confirm the current details with the business or park before you rely on them.
FAQ
Schertz, Texas: common questions, straight answers
Schertz is its own incorporated city in the northeast San Antonio metro, not a neighborhood of San Antonio. It sits in the San Antonio-New Braunfels corridor along I-35, with major employment ties to JBSA-Randolph, downtown San Antonio, and the I-35 and I-10 corridors.
Schertz spans three counties: Guadalupe, Bexar, and Comal. Guadalupe County contains the largest share of the city, but an address marketed as Schertz can fall in any of the three, and the county determines the appraisal district, much of the tax bill, and some utility and school details.
Schertz grew as a city across county lines: the historic core sits in Guadalupe County, the city extends into Bexar County to the south and west, and portions of the city reach into Comal County to the north. That is why two homes both marketed as Schertz can have different counties, school districts, tax jurisdictions, and utilities.
No. Schertz touches five school districts, and three of them serve most of the city: Schertz-Cibolo-Universal City ISD, Comal ISD, and East Central ISD. Randolph Field ISD and Marion ISD matter at the fringes. Never assume a Schertz address means SCUCISD; verify the exact district and campus by address.
The City's Comprehensive Plan describes real differences. Central Schertz has the established neighborhoods along the Main Street and FM 78 area with older housing stock and some flood and drainage considerations. North Schertz, separated by I-35, is where a lot of employment, commercial, and industrial growth concentrates, with newer development and some land extending into Comal County. South Schertz is where much of the newer growth and master-planned development, such as The Crossvine, is happening.
There is no single Schertz home price, and a citywide median hides real differences by neighborhood age, county, school district, and new-construction competition. Public-tracker data from August 2026 showed Redfin's median sale price around $369,755 while Realtor.com showed a median list near $351,000 and median sold near $340,178. Those are different metrics measuring different things, so treat them as direction, not a forecast.
There is no one total Schertz tax rate. The City of Schertz adopted a rate of $0.5118 per $100 of taxable value for fiscal year 2025-26, but the full bill is set by the county (Guadalupe, Bexar, or Comal), the school district, any special taxing entities, and your exemptions. Two Schertz homes can carry noticeably different tax bills.
No. HOA status, dues, amenities, and restrictions vary by subdivision. Neighborhoods like Woodland Oaks, Forest Ridge, Rhine Valley, The Crossvine, and Hallie's Cove each have their own association rules, and some older areas have none. Verify dues, rental restrictions, architectural review, fencing, pools, outbuildings, trailers, and solar rules for the exact property.
It depends on the address. Much of Schertz receives retail water through the City of Schertz, with regional supply through the Schertz-Seguin Local Government Corporation, while far north and south portions may be served by Green Valley SUD. Wastewater treatment runs through relationships that include Cibolo Creek Municipal Authority. Electric service varies too: GVEC serves portions of Guadalupe County Schertz, CPS Energy serves parts of South Schertz, and much of the city sits in a deregulated market where you choose a retail electric provider. Confirm all three by exact address.
Floodplain and drainage conditions vary by address. The dominant mapped flood hazard is Cibolo Creek, which winds through the center of the city, and FEMA maps place special flood hazard areas along the creek and its tributaries. The City's Comprehensive Plan notes floodplain areas throughout Schertz, with flood and drainage considerations in portions of central Schertz. Review the current FEMA and city mapping for the exact property, never a ZIP.
It depends on the exact address. Schertz sits next to JBSA-Randolph and inside its flight-training area, and the Air Force's AICUZ studies plot noise contours that extend into parts of the city; the city even posts noise-notification signs. Some homes hear military aircraft regularly, others rarely. If noise matters to you, check the current AICUZ and noise mapping, and visit the property at different times of day.
In many price bands, resale sellers compete directly with builders offering rate buydowns, closing-cost credits, design upgrades, warranties, and inventory-home discounts. That is why the honest comparison is the monthly payment, not the sticker price. Schertz resale sellers should know what a buyer can get from the builder today before setting price.
The 20-item checklist on this page is the honest answer: county, appraisal district, school district and campus, HOA, zoning and PDD, survey and easements, floodplain and drainage, JBSA-Randolph aircraft noise, water, sewer and electric providers, permit history, tax jurisdictions, new-construction competition, builder incentives, future improvement feasibility, and the actual commute route at the time you will drive it.
They are neighboring cities in the same I-35 corridor and both are strongly associated with SCUCISD. Cibolo is the smaller, faster-growing neighbor to the east, while Schertz is larger and more established with the historic Main Street core, more older housing, and a bigger employment and retail base. County, school district, and utilities still need to be verified by address in both cities.
Price against the right submarket, not the citywide median. Filter comps by neighborhood, North/Central/South location, county, school district, builder, year built, lot, condition, renovations, HOA amenities, pool, garage, I-35 and FM 3009 access, and competing new construction. Documentation like surveys, HOA resale packages, roof and HVAC records, and permit history strengthens your position.
Nearby Areas
Compare Schertz with nearby I-35 corridor communities
Cibolo
The faster-growing I-35 neighbor to the east
Universal City
The Randolph-adjacent neighbor to the south
Selma
Retail corridor city along I-35
New Braunfels
The I-35 growth city to the northeast
Live Oak
Established neighbor on the Randolph side
North San Antonio
The wider metro side many Schertz buyers compare against
Ready to evaluate a Schertz property?
If you are buying
Looking at a Schertz home? Send me the address. I can help you identify the county, school district, tax jurisdictions, HOA, utilities, commute considerations and financing before you make an offer.
If you are selling
Own a Schertz home? I can compare it against the right neighborhood, school district and current resale and new-construction competition instead of relying on a citywide average.
Military or VA move
Moving to the Randolph area? I can help you compare Schertz neighborhoods, your route to JBSA-Randolph and the VA financing side together.
Comparing a new build
Comparing a Schertz resale with a new build? I can break down the builder incentives, outside financing and estimated monthly payment side by side.
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.
For Sellers
Selling in Schertz, Texas
Pricing a Schertz home starts with the specific property: the subdivision, the school district for the exact address, and what comparable sales across Schertz's three counties actually closed for.
What I review before pricing a Schertz 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
- Three counties and several school districts assigned by exact address
- JBSA-Randolph flight path and noise considerations buyers weigh
Current market snapshot: Schertz
| 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 Schertz 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 Schertz numbers in your price band.
What buyers compare in Schertz
- School district by exact address
- Commute to Randolph and San Antonio
- New construction versus established neighborhoods
- Utility providers and any MUD status
Price it like a real Schertz 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.
