Living in Terrell Hills
Texas Real Estate Sales Agent #454749, AXEN Realty LLC · Senior Loan Officer, NMLS ID #877741, NEXA Mortgage, LLC
Local Guide & Real Estate
Terrell Hills is an incorporated home-rule city in Bexar County, roughly five miles northeast of downtown San Antonio and adjacent to Alamo Heights, not a Hill Country or Comal County community. This guide explains why Terrell Hills, Terrell Heights, East Terrell Hills, and ZIP 78209 are four different geographies, how the city splits between Alamo Heights ISD and North East ISD, and the zoning, short-term-rental, older-home, and tax considerations that make buying here different from a newer neighborhood.
Patrick's Quick Answer
Terrell Hills in one paragraph
Terrell Hills is an independent close-in Bexar County city, not a Hill Country suburb and not a master-planned community. It is an incorporated municipality about five miles northeast of downtown San Antonio with established and luxury housing, mature tree-lined streets, and its own city government, zoning, permitting, and property tax. What most surprises buyers is how much hinges on where a specific property sits: the city splits between two school districts, residential development is tightly regulated, short-term rentals are generally not allowed in the main residential districts, and the word Terrell alone tells you little about governance. Before you fall in love with a listing, verify which of four overlapping areas it actually sits in: the City of Terrell Hills, Terrell Heights, East Terrell Hills, or ZIP 78209.
What it is: an incorporated home-rule city in Bexar County, roughly five miles northeast of downtown San Antonio, adjacent to Alamo Heights and near Fort Sam Houston and the Austin Highway and North New Braunfels area.
The defining reality: a 78209 address or a listing using the word Terrell does not automatically mean a property is inside the City of Terrell Hills, and the city is split between Alamo Heights ISD and North East ISD.
Housing: an established central San Antonio infill market of original, renovated, expanded, and newer replacement and luxury homes, not an acreage or well-and-septic market.
Market note: public trackers in August 2026 showed medians ranging from the mid-to-high $700Ks to the high $900Ks depending on the source, because the market is small and the homes are highly varied.
The Most Important Distinction on This Page
Terrell Hills ≠ Terrell Heights ≠ East Terrell Hills ≠ 78209
Four names buyers use interchangeably are actually four overlapping but different geographies. Getting them straight matters for city taxes, zoning, permitting, municipal services, police and fire jurisdiction, school district, and how a home is described on resale.
1. City of Terrell Hills
The incorporated municipality this page is about, with its own city limits, government, zoning, permitting, city services, police and fire, and city property tax. This is the entity with the development rules that matter most.
2. Terrell Heights
A separate nearby San Antonio neighborhood and name. It is not the same place as the City of Terrell Hills, and it is governed by San Antonio, not by the city.
3. East Terrell Hills
A separate San Antonio neighborhood and a very different housing market. Like Terrell Heights, it is not the incorporated City of Terrell Hills, so its governance and character are different.
4. ZIP 78209
A postal geography that extends beyond the City of Terrell Hills. A 78209 address, or a listing using the word Terrell, does not automatically mean a property sits inside the incorporated city.
Because of these overlaps, a property can have a 78209 ZIP code yet sit in San Antonio proper, sit in the City of Terrell Hills, or sit in Terrell Heights or East Terrell Hills while still being marketed with the Terrell name. A mailing label or a listing headline does not tell you where a property is governed.
Send me the address and I can help you confirm it
Whether a property is actually inside the City of Terrell Hills, inside AHISD or NEISD, or simply marketed with the Terrell name, the exact address is what decides it. I can help you check the city limits, the school district, the older-home and development questions, and the financing before you make an offer.
Location + Access
Where Terrell Hills actually sits
Terrell Hills is an incorporated home-rule city in Bexar County, roughly five miles northeast of downtown San Antonio, adjacent to Alamo Heights and associated with the Austin Highway and North New Braunfels area. It is not Texas Hill Country, not in Comal County, not a Canyon Lake community, and not a Spring Branch or Bulverde market, and it is not an acreage or well-and-septic community. It is a close-in, central San Antonio residential city.
The city sits near Alamo Heights and within the broader central San Antonio market. Fort Sam Houston sits directly adjacent and very close to Terrell Hills, with Brooke Army Medical Center (BAMC) relevant to the nearby military and medical employment geography, so military and VA buyers are part of the local picture. I keep the connection factual: Terrell Hills offers close-in residential options near Fort Sam Houston and the central San Antonio military-medical corridor, and I do not overstate it.
On drive times: exact minutes from a Terrell Hills home to any destination depend on the precise address and the time of day, so rather than publish rigid figures that go stale, drive the route you would actually take. Being close to the city core does not mean every trip is quick, and Austin Highway and nearby corridors vary during peak hours.
Schools
AHISD vs NEISD, address by address
The single most important Terrell Hills school fact is that the city is not served by one district. The City of Terrell Hills identifies both Alamo Heights ISD and North East ISD as serving properties in the city, so some Terrell Hills properties are in AHISD and some are in NEISD.
Do not assume AHISD. Saying Terrell Hills is served by Alamo Heights ISD is too broad. The NEISD portion of the city is frequently associated with MacArthur High School, but school district and campus assignment must be checked using the exact property address. Being adjacent to Alamo Heights or carrying an Alamo Heights mailing label does not by itself guarantee an AHISD assignment.
On the ratings: the most recent Texas Education Agency accountability release rated both Alamo Heights ISD and North East ISD overall B, so I am careful not to call either an A-rated district. State ratings change year to year and are published per campus, so if a specific campus matters to you, check the current-year TEA results for that campus rather than relying on a district label. How school boundaries work for buyers is answered in plain language in the Ask Patrick library, and I help buyers verify the current assignment for the exact property.
Housing + Architecture
What the housing stock actually looks like
Terrell Hills is an established central San Antonio infill market. Current and recent inventory shows a mix of older traditional homes, ranch homes, mid-century homes, renovated older properties, substantial custom homes, luxury homes, infill and replacement new construction, and limited attached or multifamily product. There is no single dominant architectural style, and I do not invent one.
The more useful distinction for buyers is not a generic style label but what kind of property you are actually looking at: an original older home, a renovated older home, an older home with a major addition, or new infill and replacement construction. Those categories can have very different values, system ages, inspection risks, permit histories, and redevelopment potential, and that distinction drives both value and due diligence more than almost anything else on the page.
Current Market
The Terrell Hills market in 2026, read honestly
A warning before the numbers: Redfin, Realtor.com, and Zillow each measure different things, and Terrell Hills is a small and highly varied market, so one monthly median can shift substantially depending on which homes sold. I do not present a single Terrell Hills home costs figure, because no single number can represent this market honestly, and I clearly separate list from sold.
August 2026 snapshots from public trackers: Redfin showed a median sale around $796,973 on 29 sales, up about 7.7% year over year, with 76 median days on market, a sale-to-list ratio around 94.2%, and about 41.5% of listings seeing a price reduction. Realtor.com showed a median list price around $795,000, around $303 per square foot, roughly 51 active listings, and around 60 days on market. Zillow showed a typical home value around $918,000.
These are dated to 2026 and come from public trackers, so datasets vary and you should treat them as a direction, not a prediction. Active list prices are not the same as closed-sale prices, and the median of either can move month to month because so few homes sell in any given window. If fresh MLS, SABOR, or HAR-quality data is available at the time you read this, it is the better source. When we work together, I pull current listing and sales data for the exact property and price band, so ask for the freshest number.
Why one price is misleading: current inventory can range from smaller older homes to renovated houses, homes in the mid and high hundreds, $1M-plus properties, new construction over $2M, and larger estate properties priced several million dollars. The market is segmented, so a single average would hide the range that actually matters.
Valuation
What actually changes value in Terrell Hills
For buyers and sellers, value can vary substantially based on actual Terrell Hills city location, the exact street, AHISD versus NEISD, lot size and lot width, original versus renovated condition, the effective age of systems, construction quality, permitted square footage, pool, garage and parking, mature trees, older home versus new infill, redevelopment potential, and proximity to busier corridors. Because the market is so street-specific, a good comparative market analysis has to be hyperlocal, and an original-condition mid-century home should not be valued like a renovated house or a new luxury infill.
Zoning + Development
Zoning, FAR, lot coverage, and buildable area
Terrell Hills' residential development is governed primarily by its Residential A and Residential A-1 districts under the city's Residential Design Standards. Current city standards researched include a front setback around 25 feet, a floor area ratio around 0.38 in District A, primary building coverage around 35%, height rules tied to lot and roof configuration, paving limitations, and tree and site requirements. District A-1, a transitional standard for certain smaller and existing lots, carries a higher reported floor area ratio around 0.60.
Verify the current city code before relying on any specific figure, because these dimensional standards can vary by lot width and the exact district, and not every Terrell Hills lot follows identical dimensional rules. The strongest buyer lesson is that a large Terrell Hills lot does not automatically mean you can build any size addition, garage, or replacement home you want. Feasibility can depend on the zoning district, lot width, setbacks, floor area ratio, lot coverage, bulk plane, accessory-building rules, fencing, mature trees, drainage, and easements, so a big lot and a feasible project are two different questions.
Short-Term Rentals
Can I buy a Terrell Hills home and use it as an Airbnb?
Short-term rental rules are a genuinely distinctive Terrell Hills issue. Current city rules prohibit short-term rental use in the Residential A and A-1 districts for stays under 30 consecutive days. For properties within those applicable residential districts, the answer is generally no for short-term Airbnb-style use under 30 days.
Do not overgeneralize. The prohibition applies by district, so verify the property's actual zoning and confirm the current ordinance before relying on it. This belongs in the real-estate due-diligence picture, not a lifestyle list, because it can change whether a purchase works for your intended use.
Permits + Remodeling
Permit history is one of the most valuable buyer-protection checks
Terrell Hills requires permits for many construction and remodeling activities. Verify the current city requirements for your project before you start. For a heavily renovated home, buyers should ask whether the addition was permitted, whether structural work was permitted, whether a garage conversion was approved, whether the represented square footage aligns with records, and whether major changes were done under the applicable city standards.
The most useful buyer question is simply whether the previous work was properly permitted. Review the MLS, the seller disclosure, the survey, appraisal-district data, and any available permit history, and compare the represented square footage with the current physical configuration. If those disagree, that is worth investigating, not a reason to accuse a seller of unpermitted work, just a signal to look closer before you commit.
If you are weighing an older home against a renovated one, financing can support renovation: renovation loans for fixer-uppers and FHA 203(k) renovation loans cover the options. But financing does not override the city's permits, zoning, floor area ratio, setbacks, or development standards, so I look at both the financing and whether a project appears feasible under the city rules together.
Older-Home Due Diligence
Buying an older Terrell Hills home? Look beyond the finishes.
Because much of Terrell Hills is established housing stock, buyers should inspect the condition and age of the foundation, roof, electrical, sewer lateral, plumbing supply lines, HVAC, windows, insulation, drainage, additions, and any garage conversions. A beautiful renovated kitchen does not tell you about the sewer condition, electrical-service age, foundation history, or roof age.
Older homes are not inherently problematic, but they should be evaluated differently from new construction because their systems, renovations, and permitting history may span decades. Use the appropriate inspectors for the foundation, plumbing and sewer, electrical, roof, and drainage. Foundation issues to look for in San Antonio homes and how to read and negotiate an inspection are practical starting points, and what a home inspection covers walks the checklist step by step.
Mature Trees + Site Planning
Trees shape both the character and your building options
Terrell Hills' city planning standards place importance on mature tree canopy. For a buyer planning a pool, addition, garage, driveway change, or teardown and new build, existing trees can affect the actual building envelope. Verify the current tree requirements with the city before making tree claims or planning around them. I am not an arborist and do not give arborist or legal advice, but I help you know which questions to ask and when to bring in the right professionals.
Property Taxes
City tax, plus several other jurisdictions
Unlike unincorporated Hill Country communities, Terrell Hills has a city property tax. For tax year 2026 the adopted city rate is around $0.357994 per $100 of assessed value, with maintenance and debt-service components. Confirm the current adopted rate directly with the city before relying on a figure.
A property's total tax bill can depend on several separate jurisdictions: the City of Terrell Hills, Alamo Heights ISD or North East ISD, Bexar County, University Health, the Alamo Colleges District, the San Antonio River Authority, and other applicable jurisdictions. The AHISD versus NEISD split makes parcel-specific tax calculations particularly important, because a home's school district is set by its address. How the Texas homestead exemption works is worth reading before you estimate your bill, and the best guidance for any buyer is to use the actual parcel, the current taxing jurisdictions, the taxable value, and the expected exemptions rather than applying one generic percentage to the purchase price.
Utilities + Services
SAWS and CPS Energy
Terrell Hills is not generally a private-well or septic market. Current city information identifies the San Antonio Water System (SAWS) for water and sewer and CPS Energy for electricity and gas. Even so, older homes can still require property-specific inspection of the sewer lateral, older water lines, gas lines, and electrical panel or service, so a home inspection that covers those systems is still worthwhile.
Flood + Drainage
Floodplain and drainage vary by parcel
Flood risk in Terrell Hills is parcel-specific, so I do not say the city floods and I do not say it never floods. Floodplain and drainage conditions vary by parcel. The city has flood-damage-prevention regulations and permitting for regulated areas. For the exact property, check FEMA, city flood information, lot grading, drainage paths, and any prior water intrusion.
Due Diligence
The Terrell Hills buyer due-diligence checklist
This checklist is far more valuable than generic lifestyle copy, because the questions that actually decide a Terrell Hills purchase are the structural and regulatory ones. Work through these before you make an offer.
- Is the property actually inside the City of Terrell Hills?
- Alamo Heights ISD or North East ISD?
- Exact zoning district
- Lot width
- Setbacks
- Floor area ratio (FAR)
- Building coverage
- Permit history
- Previous additions and garage conversions
- Current survey
- Floodplain and drainage
- Foundation
- Sewer lateral
- Plumbing supply lines
- Electrical service age
- Roof and HVAC
- Tree and site constraints
- Private restrictions or covenants
- Property-tax jurisdictions
- Short-term-rental rules
- Future pool, garage, or addition feasibility
Financing and the older-home crossover
With Terrell Hills homes frequently reaching higher price points, some purchases may cross current conforming-loan limits depending on the buyer's down payment and loan structure, so a conventional and jumbo comparison is worth running. For 2026, the FHFA conforming limit for Bexar County is $832,750, the FHA limit is $557,750, and the VA limit is $832,750, and I verify current limits before quoting them. For older homes, renovation financing and VA financing are both relevant. On the VA side, my Marine and veteran background is relevant because of nearby Fort Sam Houston and BAMC, and a Texas disabled-veteran property-tax exemption can apply based on current official Texas and Bexar rules, but eligibility depends on your specific circumstances, so I point you to the current official sources rather than give a blanket promise.
For Sellers
Selling a Terrell Hills home
Do not use all of 78209 as one comp set. A strong Terrell Hills pricing analysis should prioritize actual City of Terrell Hills location, AHISD versus NEISD, the exact street, lot size, year built, original versus renovated condition, renovation quality, permitted square footage, architecture, garage and parking, pool, land value, redevelopment potential, and new-construction competition.
Recent market research also suggests longer market time, meaningful price reductions, and negotiation below list in parts of this market, so pricing discipline matters. I do not promise bidding wars or automatic appreciation. For renovated older homes, sellers should organize the survey, remodel documentation, permit records, foundation documents, roof records, HVAC records, sewer and plumbing records, electrical updates, and major improvement receipts, because organized documentation reduces buyer uncertainty.
A Terrell Hills valuation needs true street-level comps, not a broad 78209 automated estimate
Own a Terrell Hills home? I can build a property-specific pricing analysis using the correct city, school district, street, lot, condition, and renovation level instead of a generic 78209 estimate. The pricing-your-home guide and the complete seller guide dig into the mechanics.
Everyday Life
A short note on everyday life here
A few practical, low-key examples of everyday life in the area, 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.
Terrell Hills feels like an established close-in residential city rather than a newer master-planned suburb. Mature lots, older and renovated homes, and central access define the housing experience, while school-district boundaries and city development rules can matter as much as the home's finishes.
Coffee
One Another Coffee
95 Brees Blvd. A neighborhood-scale coffee example near Terrell Hills, not a ranking of the area's coffee spots. Confirm current hours before you go.
Everyday dining
Tong's Thai Restaurant
1146 Austin Highway. One established nearby dining example, the kind of place a resident might use for a casual meal, not a curated restaurant list. Confirm current hours before you go.
Outdoors
Crestwood Park
The city's largest green space. A practical outdoor and dog option, so check the city's current park and leash rules before you bring a pet.
Family
Crestwood Park & Playground
The same park works for a short family note: open green space and a playground close to home. Confirm current features and rules before planning around them.
Local tradition
Terrell Hills Fourth of July Parade & Block Party
An annual city tradition. Confirm it still runs in the current year and check the details before planning around it.
A note
Seasons and schedules change
Hours, 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
Terrell Hills, Texas: common questions, straight answers
Terrell Hills is its own city. It is an incorporated home-rule municipality in Bexar County, roughly five miles northeast of downtown San Antonio, adjacent to Alamo Heights and near Fort Sam Houston. Being inside the San Antonio urban area does not make it part of San Antonio. It has its own municipal government, zoning, permitting, city services, police and fire jurisdiction, and a city property tax.
No. They are separate geographies. The City of Terrell Hills is the incorporated municipality this guide is about. Terrell Heights is a separate nearby San Antonio neighborhood, and East Terrell Hills is a separate San Antonio neighborhood with a very different housing market. ZIP 78209 is a postal geography that extends beyond all of them.
Not automatically. ZIP 78209 is a much larger postal geography that extends beyond the City of Terrell Hills. A property can carry a 78209 address yet sit in San Antonio proper, and a listing can use the word Terrell while actually being outside the incorporated city. A 78209 address or a listing using the word Terrell does not automatically mean the property is inside the City of Terrell Hills.
The City of Terrell Hills identifies both Alamo Heights ISD and North East ISD as serving properties in the city. Some Terrell Hills properties are in AHISD and some are in NEISD. The NEISD portion is frequently associated with MacArthur High School, but school district and campus assignment must be verified using the exact property address.
There is no single Terrell Hills price. It is a small and highly varied market, so medians shift substantially based on which homes actually sold in a given window. Public trackers in August 2026 showed a Redfin median sale around $796,973, a Realtor.com median list around $795,000, and a Zillow typical home value around $918,000. Each source measures something different, and the right price is property-specific.
Current city rules prohibit short-term rental use in the Residential A and A-1 districts for stays under 30 consecutive days, so for properties in those districts the answer is generally no for short-term Airbnb-style use. Verify the current ordinance and the property's exact zoning, because the prohibition applies by district and should not be assumed for every property.
Residential development in Terrell Hills is governed primarily by the city's Residential A and Residential A-1 districts under its Residential Design Standards, with dimensional rules for setbacks, floor area ratio, building coverage, height, and site planning that can vary by lot width. Confirm the current standards for the exact property rather than assuming every lot follows identical rules.
A large Terrell Hills lot does not automatically mean you can build any size addition, garage, or replacement home you want. Feasibility can depend on the zoning district, lot width, setbacks, floor area ratio, lot coverage, bulk plane, accessory-building rules, fencing, mature trees, drainage, and easements. Current city standards place building coverage around 35% and floor area ratio around 0.38 in District A, with A-1 carrying a higher FAR around 0.60, but verify the current code for the exact property.
There is no single citywide Terrell Hills HOA, and many properties are governed primarily by city zoning and the city's residential design standards. Some individual properties or subdivisions may also have private deed restrictions, covenants, or association requirements. Ask whether the exact property has private restrictions and what city rules apply.
Floodplain and drainage conditions vary by parcel, so there is no single yes or no for the whole city. The city has flood-damage-prevention regulations and permitting for regulated areas. Check FEMA, city flood information, lot grading, drainage paths, and any prior water intrusion for the specific property.
For an older home, look beyond the finishes. A beautiful renovated kitchen does not tell you about the sewer, electrical-service age, foundation history, or roof age. Inspect the foundation, roof, electrical, plumbing supply lines, sewer lateral, HVAC, windows, insulation, drainage, previous additions, and any garage conversions, and review the permit history.
Terrell Hills has a city property tax. For tax year 2026 the adopted city rate is around $0.357994 per $100 of assessed value, with maintenance and debt-service components. A property's total bill can also include Alamo Heights ISD or North East ISD, Bexar County, University Health, the Alamo Colleges District, the San Antonio River Authority, and other applicable jurisdictions. The school-district split makes parcel-specific tax calculations particularly important, so use the actual parcel and current jurisdictions rather than one generic rate.
Nearby Areas
Compare close-in San Antonio communities
Ready to evaluate a Terrell Hills property?
If you are buying
Looking at a Terrell Hills property? Send me the address. I can help you confirm whether it's actually inside the city, determine the school district, identify the major older-home and development questions, and look at the financing before you make an offer.
If you are renovating
Planning to remodel or expand? Let's look at the property, financing, and city development requirements before you assume the project works.
If you are near Fort Sam
Moving near Fort Sam Houston or BAMC? I can help you compare the home, location, and VA financing together.
If you are selling
Own a Terrell Hills home? I can build a property-specific analysis based on the correct city, school district, street, lot, condition, and renovation level, not a generic 78209 estimate.
The bottom line
Terrell Hills rewards buyers and sellers who verify the address-level facts first: city limits, school district, zoning, and older-home condition. Get those right and the financing is straightforward. I am on your side through all of it.
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 Terrell Hills, Texas
Pricing a Terrell Hills home starts with the specific property: which of the several Terrell Hills identities the address really is, the school answer, the zoning, and what comparable close-in Bexar County sales actually closed for.
What I review before pricing a Terrell Hills 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
- An independent close-in city with the AHISD and NEISD split by exact address and short-term-rental rules
- Zoning, older home condition, and renovation potential
Current market snapshot: Terrell Hills
| 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 Terrell Hills 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 Terrell Hills numbers in your price band.
What buyers compare in Terrell Hills
- Proximity to Alamo Heights and the airport
- School district by exact address
- Older home character on large close-in lots
- City taxes and services
Price it like a real Terrell Hills 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.
