Texas Real Estate Sales Agent #454749, AXEN Realty LLC · Senior Loan Officer, NMLS ID #877741, NEXA Mortgage, LLC
Find the community. Compare the builders. Check the current incentives. Understand the real payment and the real taxes. Then have someone on your side before you sign.
Community and builder information updated regularly. Every price, status, incentive, and district figure on this page carries a verified date, or it says so.
Live new-construction inventory linked to ShowingNew for current homes
Patrick's Quick Answer
The Mortgage Patriot
Patrick's Quick Answer
Start with the community, not the model home. In Greater San Antonio, the builder, the price, and the incentive can change completely between two neighborhoods ten minutes apart, and so can the school district, the HOA, and the special districts that show up on your tax bill. I walk buyers through which communities are genuinely selling, what the published pricing actually starts at, and how the builder incentive interacts with your financing, so you compare the full deal instead of the headline number.
Verified actively selling, as of September 16, 2026
51
Builders with verified current activity
5
Regional corridors, each with its own page
September 16, 2026
Page and incentive board last verified
Counts are generated from the verified community roster on this page, not marketing estimates. Prices, statuses, and incentives change often, so each row shows its own verified date.
Browse by Region
Five Corridors. One Decision Framework.
New construction in this market is corridor-driven. Each region below has its own builders, price ladder, school districts, and special districts, so the numbers that matter change by where you land.
Stone Oak is largely built out. New construction in the far north appears in smaller pockets and on the US-281 edge, usually compared against the suburban master plans rather than bought in volume.
South / Southeast San Antonio
Growth is steady but thinner and more scattered, with more variation in school districts and utility providers. Worth watching, not yet its own page.
64 communities verified as actively selling from official builder and community sources as of September 16, 2026. The rest of the tracked roster is marked, not guessed: it stays visible only with an honest "Not verified" label until it clears the source check.
Filters run in your browser only. One-story, 3-car garage, 55+, and other feature filters roll out as the data layer verifies them; nothing here is shown as a fact until it is.
Community
Area
Builder(s)
From price
QMI
Status
School district
District note
Verified
Briggs Ranch
Far West / Northwest
David Weekley Homes, Highland Homes, Perry Homes, Toll Brothers
$354K
Not verified
ACTIVE
Medina Valley ISD
See details
2026-09-16
County / ZIP
Bexar / 78245
City (municipal vs postal)
San Antonio (ETJ) / San Antonio postal
Product types / lots
production, series-based
45-65 ft homesites
School note
Far west corridor splits between Northside ISD and Medina Valley ISD by exact address.
Price detail
From-price varies by builder and series; David Weekley from the $354K-$424K range on 45-ft sites and $449K-$584K on the 60-ft Signature series; Perry from the $440s; Highland from the $550s; Toll Brothers coming soon from about $479,995.
Hakes Brothers, M/I Homes, D.R. Horton, First America Homes, CastleRock Communities, Legend Homes, Beazer Homes
Not verified
Not verified
ACTIVE
Medina Valley ISD
Not verified
2026-09-16
County / ZIP
Bexar / 78253
City (municipal vs postal)
San Antonio
Product types / lots
production
Not verified
School note
Texas Research Park area; verify the exact address.
Price detail
Multiple builders with price points by series; reported homes from about $241K-$375K depending on builder and collection, with published from-pricing not consolidated for this build.
West of Loop 1604 off Culebra/Hwy 151; verify the exact address.
Price detail
Area-level record: the master plan is largely built out (2005-2020), but new construction continues in sub-communities and nearby sections, for example Morgan Meadows by Bellaire and D.R. Horton activity reported at Alamo Ranch. Builder lineups vary by sub-community, so verify the specific section.
Highland Homes, David Weekley Homes, Armadillo Homes
$475K
Not verified
ACTIVE
Not verified
Not verified
2026-09-16
County / ZIP
Bexar / 78245
City (municipal vs postal)
San Antonio
Product types / lots
production
Not verified
School note
78245 off Potranco Road; verify the exact homesite on the district map.
Price detail
Highland active from about $475K; David Weekley lists The Reserve at Weston Oaks, and Armadillo Homes has a newer section. Perry reported sold out here.
78254 off Culebra Road; verify the exact homesite on the district map.
Price detail
Chesmar active with homes from about $354K-$370s and quick move-ins reported; Coventry also lists new homes here. Perry and David Weekley report sold out.
Chesmar Homes, Highland Homes, Scott Felder Homes, DRB Homes, David Weekley Homes, Brightland Homes
$345K
Not verified
ACTIVE
Schertz-Cibolo-Universal City ISD
Not verified
2026-09-16
County / ZIP
Guadalupe / 78154
City (municipal vs postal)
Schertz
Product types / lots
production, master-planned
45-55 ft homesites
School note
Verify the exact homesite on the SCUCISD boundary map.
Price detail
Chesmar Garden Homes from about $344,990; Scott Felder from about $399,990; Highland from the $430s; DRB Homes and David Weekley also active on 50-ft/55-ft series. Builder lineup varies by phase.
Meritage Homes in two series: Classic Series from about $338,990-$379,990 and Premier Series. Quick move-in homes listed in both series; verify current availability.
Overall community actively selling: Lennar (Barrington and Watermill collections) from about $256,999, Coventry from about $344,990, and Joseph Creek Homes selling. Note the separate Liberty Home Builders 'Patriot' section sold out in September 2024; confirm current availability per section directly with each builder.
Scott Felder Homes, David Weekley Homes, Highland Homes, Coventry Homes, Perry Homes, Toll Brothers
$287K
Not verified
ACTIVE
Comal ISD
Not verified
2026-09-16
County / ZIP
Comal / 78130
City (municipal vs postal)
New Braunfels
Product types / lots
production, master-planned
45-60 ft homesites
School note
Mayfair Elementary opened 2025 as a Comal ISD campus; a New Braunfels address does not automatically mean New Braunfels ISD elsewhere in the corridor, so verify the exact homesite on the Comal ISD boundary map.
Price detail
Verified published entry spans Scott Felder from about $286,990, David Weekley from about $349,990-$445K on 45-ft sites, Highland from about $479,990, Coventry from about $471,990-$579,990, Perry from about $526,900-$606,900, and Toll Brothers premium homes around $895K. Confirm the current section and series with the builder.
HOA
Master-planned community; dues not verified for this build
Highland Homes, Coventry Homes, Brightland Homes, DRB Homes
$305K
Not verified
ACTIVE
Comal ISD
Not verified
2026-09-16
County / ZIP
Comal / 78130
City (municipal vs postal)
New Braunfels
Product types / lots
production
45 ft homesites
School note
Comal ISD (Oak Creek Elementary, Canyon Middle, Canyon High); verify the exact address on the boundary map.
Price detail
Highland from about $354,990, Coventry from about $349,990, Brightland from about $339,990, and DRB from about $305,000; 45-ft sections run about $348,990-$500,990. Confirm the current section with the builder.
Del Webb, Highland Homes, Perry Homes, Pulte Homes, Scott Felder Homes, Brightland Homes, Coventry Homes, DRB Homes, David Weekley Homes, Drees Custom Homes
$328K
Not verified
ACTIVE
New Braunfels ISD
See details
2026-09-16
County / ZIP
Comal / 78130
City (municipal vs postal)
New Braunfels
Product types / lots
production, master-planned, 55+
45-70 ft homesites plus custom lots
School note
Veramendi has its own on-site elementary (Veramendi Elementary, opened 2017, NBISD), feeding Oakrun Middle and New Braunfels High. Verify the exact address.
Price detail
Del Webb New Braunfels 55+ section from about $328K; standard sections from the high $300s to mid-$500s; Highland 70-ft series from about $689,990. A 550-lot section plus custom bluff/river lots are opening through 2025-2026.
HOA
Master-planned community; dues not verified for this build
Chesmar Homes, DRB Homes, Highland Homes, David Weekley Homes, Scott Felder Homes, Perry Homes, Brightland Homes
$360K
Not verified
ACTIVE
Comal ISD
Not verified
2026-09-16
County / ZIP
Comal / 78132
City (municipal vs postal)
New Braunfels
Product types / lots
production, master-planned
45-75 ft homesites
School note
Comal ISD; verify the exact address on the boundary map.
Price detail
Verified published entries center on the $360s-$480s: Chesmar from about $360K-$381K, DRB Premier/Enclave from about $360K-$369,990, Highland from about $396,990, David Weekley Legacy from about $420K-$451,990, Scott Felder from about $461,990-$480s, with some listings to roughly $640K. Confirm the current series with the builder.
Scott Felder Homes, Texas Signature Custom Homes, Grand Endeavor Homes, Genuine Custom Homes, JLP Builders, KC Custom Homes, Kurk Homes
$491K
Not verified
ACTIVE
Comal ISD
Not verified
2026-09-16
County / ZIP
Comal / 78132
City (municipal vs postal)
New Braunfels
Product types / lots
master-planned, custom, estate
1-14 acre homesites
School note
Comal ISD; verify the exact address on the boundary map.
Price detail
Buy-the-lot, choose-your-builder model on roughly 3,900 acres: The Grove at Vintage Oaks by Scott Felder from about $490,990, Texas Signature Custom from about $895,500, Grand Endeavor from about $1,099,900, and custom homes generally from the upper $400s to $1M-$2M+. Homesites themselves run from roughly $100K-$300K+ depending on acreage.
HOA
Community association; dues not verified for this build
Legend Homes from about $269,990-$284,990 with move-ins about $257,990-$344,168; DRB/Brightland from about $299,990 topping near $330K. Roughly 1,300-3,000 sq ft, 2-5 bedrooms.
HOA
Annual HOA reported around $396/yr (per community listings); verify current dues and enforcement before budgeting
Research and builder pages place Legacy at Lake Dunlap in Comal ISD despite the Guadalupe County geography; verify the exact address on the district boundary map.
Price detail
Pulte from about $364,990 and Highland from about $369,990, with Chesmar, Drees Custom, Perry, and Toll Brothers also selling along Lake Como Point. Published entry runs roughly $365K-$500K by series.
Comal ISD (Oak Crest Elementary, Canyon Middle, Canyon High); note Lennar advises the Cottage collection near the Comal/San Marcos boundary may differ, so verify the exact address.
Price detail
Lennar collections at Kyndwood (Eventide and Cottage) run about $213,999-$321,999 along Eldorado. Confirm the current collection and lot with Lennar.
Zoned Comal ISD per Lennar and listing data; verify the exact address on the boundary map.
Price detail
Lennar collections (Coastline, Belmar, Cottage, Stonehill, Watermill) run about $199,999-$356,999 in the Marion/New Braunfels 78132 area. Confirm the current collection with Lennar.
Lennar and listing data place Grace Valley in SCUC ISD, not Marion ISD, despite the Marion address; verify the exact address on the SCUCISD boundary map.
Price detail
Lennar exclusively: Cottage roughly $203K-$273K, Eventide roughly $210K-$340K, Coastline roughly $255K-$348K, with models at 5123 Palo Duro, Marion. Confirm the current collection with Lennar.
Marion / New Braunfels / Marion (addresses vary by section) postal
Product types / lots
production, master-planned
50 ft homesites (Select Reserve)
School note
Zoned Marion ISD per builder and community sources; a New Braunfels postal address does not change the district, so verify the exact address on the Marion ISD boundary map.
Price detail
DRB Homes is actively selling; David Weekley announced a coming-soon Select Reserve Series on 50-ft sites (May 2026). Published from-pricing was not consolidated for this build. Note: the community name refers to the brand, not the Comal/Guadalupe river confluence downtown; it sits in the Marion area near New Braunfels.
Navarro ISD per the community site and Lennar (Navarro Elementary and Intermediate); a Seguin address does not guarantee Seguin ISD, so verify the exact address on the district map.
Price detail
Lennar collections (Belmar, Coastline, Cottage, Classic, Watermill, Brookstone II, Woodbridge) publish roughly $177,999-$414,999. Confirm the current collection, lot, and price with Lennar.
Navarro ISD per community and listing data; verify the exact address on the district boundary map.
Price detail
CastleRock Communities now selling from about $250,990-$405,046 at 1201 Lauraine; a separate D.R. Horton section at 912 Sweden Wy lists about $253,990-$399,990. Availability shifts by phase, so confirm with each builder.
Seguin ISD per Stylecraft; verify the exact address on the district boundary map.
Price detail
Stylecraft Builders now selling from about $267,900-$350,900 at 400 Honeydew Way, about 1,260-2,590 sq ft. A separate, similarly named Arbor Ranch/Arroyo Ranch section by D.R. Horton also exists in Seguin; match the builder to the exact community.
KB Home, Beazer Homes, Lennar, First America Homes
$300K
Not verified
ACTIVE
Navarro ISD
See details
2026-09-16
County / ZIP
Guadalupe / 78155
City (municipal vs postal)
Seguin
Product types / lots
production
Not verified
School note
Navarro ISD per Beazer; verify the exact address on the district boundary map.
Price detail
KB Home and Beazer are the active builders from the $300s; Lennar collections here are reported sold out and First America Homes is listed coming soon. Confirm the current builder and phase directly.
Seguin ISD per Sitterle and listing data; verify the exact address on the district boundary map.
Price detail
Toll Brothers at Nolte Farms opened April 2025 from about $340,995-$499K; Sitterle Homes lists about $344,000-$468,000. Confirm the current phase and series with each builder.
School district not verified for this build; confirm the exact address on the Seguin ISD or Navarro ISD boundary map.
Price detail
Chesmar and Pacesetter listed off Highway 46 near Muller Oak Pass; published from-pricing not consolidated for this build, so confirm the current builder, phase, and price directly.
School district not verified for this build; confirm the exact address on the Seguin ISD or Navarro ISD boundary map.
Price detail
Lennar (Watermill and Coastline collections) plus Enchanted Homes listed along Wolf Crest; published from-pricing not consolidated for this build, so confirm the current collection and price with Lennar.
Navarro ISD per corridor research; verify the exact address on the district boundary map.
Price detail
Pulte community listed near the New Braunfels/Seguin line with Navarro ISD schools; published from-pricing not consolidated for this build, so confirm the current phase and price with Pulte.
Comal ISD campuses sit inside the community (Kinder Ranch Elementary, Pieper Ranch Middle). Verify the exact homesite on the district boundary map.
Price detail
Gated master plan off US-281 actively selling: Monticello 50's from about $544,900, Drees 70' from about $727,900, Perry 70' about $825K-$1.1M, Toll Brothers from about $969,000.
HOA
Gated master-planned community; HOA details not verified
Attendance per corridor research routed to Kinder Ranch Elementary, Spring Branch Middle, and Smithson Valley High (Comal ISD); verify the exact homesite on the district boundary map.
Price detail
Beazer homes from about $787K-$1.1M with a Whitestone Custom Homes model community on site.
Chesmar Homes, Highland Homes, Drees Custom Homes, Perry Homes, Scott Felder Homes
$440K
Not verified
ACTIVE
Boerne ISD
Not verified
2026-09-16
County / ZIP
Kendall / 78006
City (municipal vs postal)
Boerne
Product types / lots
production, semi-custom, master-planned
Varied by series (50-90 ft)
School note
Verify the exact address.
Price detail
Marketing from the $440s to $1M+; from-prices vary by builder and series. Chesmar on 50-ft sites from about $474,990, Highland from about $708,990, Drees Custom 70-ft from about $649,900 and 80-ft/90-ft from about $799,900, Perry 60-ft from about $666,900. The 55+ product (Regency at Esperanza by Toll Brothers) is tracked as its own community record.
Toll Brothers 55+ enclave inside the Esperanza master plan. Flamenco collection from about $401,995; current listings generally run the low to mid $400Ks and up. New phase of homesites opened late 2024; clubhouse amenities grand-opened March 2025.
Garner Custom Homes, Weston Dean Custom Homes, Stone Creek Custom Homes, Paul Allen Custom Homes, Todd Glowka Builder, KC Custom Homes, River Hills Homes
Not verified
Not verified
ACTIVE
Boerne ISD
Not verified
2026-09-16
County / ZIP
Kendall / 78006
City (municipal vs postal)
Boerne
Product types / lots
custom, estate
Quarter-acre villas to 12+ acres
School note
Center Point/Boerne ISD portions; verify the exact address.
Price detail
Private gated community on ~8,700 acres with an active preferred-builder custom program. New homesites in The Springs run roughly $140K-$250K up to $2M+ for premium sites; completed homes range widely, with estate sales into the multimillions. No single published from-price; scope and lot drive the number.
Toll Brothers, Drees Custom Homes, Perry Homes, Weston Dean Custom Homes
$990K
Not verified
ACTIVE
Boerne ISD
Not verified
2026-09-16
County / ZIP
Kendall / 78006
City (municipal vs postal)
Boerne
Product types / lots
custom, estate
1-acre homesites
School note
Verify the exact address.
Price detail
Gated community marketed from the $900s to $2M+. Toll Brothers at George's Ranch from about $989,995-$994,995; Drees Custom Homes from about $1,089,900; Weston Dean builds custom homes with no published starting price. Perry Homes is also listed among the community's builders.
Fair Oaks Ranch spans Bexar/Comal/Kendall; Boerne ISD serves most with small Comal ISD pockets by exact address.
Price detail
Gated ~90-home community near final phase. Coventry Homes section from about $689,990; Scott Felder section in final opportunities from about $840K-$890K. Confirm what is left with each builder.
Off Boerne Stage Road; verify the exact address on the district map.
Price detail
Chesmar Homes NOW SELLING from about $848,990 (3-5 beds, 2,856-4,345 sq ft); Toll Brothers at Caliza Reserve from the upper $800Ks on half-acre, 100-ft homesites (2,948-5,184+ sq ft).
West of I-10; verify the exact address on the district map.
Price detail
The corridor's entry-to-mid anchor. Centex (a Pulte brand) from about $335,490+; Pulte models from about $406,990+; Perry Homes 50-ft section from about $520,900-$574,900+.
Fair Oaks Ranch; verify the exact address on the district map.
Price detail
Sitterle Homes community at 16 Wetstone, Fair Oaks Ranch (Boerne ISD). Official status: coming soon, no homes or options available for sale yet. Do not quote pricing.
Verify the exact lot; Fair Oaks Ranch spans county lines.
Price detail
City-approved development (~227 homesites on about 345 acres, one-acre minimum lots) and the City of Fair Oaks Ranch's first Public Improvement District, approved May 2025 to fund roughly $60M of infrastructure. No homes for sale yet as of this build.
From-price varies by builder and series; David Weekley from the $354K-$424K range on 45-ft sites and $449K-$584K on the 60-ft Signature series; Perry from the $440s; Highland from the $550s; Toll Brothers coming soon from about $479,995. Far west corridor splits between Northside ISD and Medina Valley ISD by exact address.
Homes planned from the $300Ks; Chesmar selling now with Highland, DRB, and Scott Felder joining later in 2026. Off TX-211 near US-90; verify the exact homesite on the district map.
Multiple builders with price points by series; reported homes from about $241K-$375K depending on builder and collection, with published from-pricing not consolidated for this build. Texas Research Park area; verify the exact address.
Area-level record: the master plan is largely built out (2005-2020), but new construction continues in sub-communities and nearby sections, for example Morgan Meadows by Bellaire and D. West of Loop 1604 off Culebra/Hwy 151; verify the exact address.
Meritage Homes is the sole builder on Talley Road; published homes about $324,990-$448,990 with quick move-in inventory reported. Talley Road near the Alamo Ranch area; verify the exact homesite on the district map.
Reported in its final/sell-out phase; Coventry Homes still lists available homes from about $375K-$515K with quick move-ins from about $394,990. 78253 corridor; verify the exact homesite on the district map.
Meritage Homes Classic and Premier Series; homes reported from about the $300s-$400s. Near FM 1560 / Culebra Road; verify the exact homesite on the district map.
Highland Homes, David Weekley Homes, Armadillo Homes
From price
$475K
QMI
Not verified
School district
Not verified
District / tax
Not verified
Status
ACTIVE
Verified
2026-09-16
Highland active from about $475K; David Weekley lists The Reserve at Weston Oaks, and Armadillo Homes has a newer section. 78245 off Potranco Road; verify the exact homesite on the district map.
Chesmar active with homes from about $354K-$370s and quick move-ins reported; Coventry also lists new homes here. 78254 off Culebra Road; verify the exact homesite on the district map.
Active with Perry as developer plus move-in-ready homes, Meritage, and Lennar reported active. 78254 corridor; verify the exact homesite on the district map.
Chesmar Garden Homes from about $344,990; Scott Felder from about $399,990; Highland from the $430s; DRB Homes and David Weekley also active on 50-ft/55-ft series. Verify the exact homesite on the SCUCISD boundary map.
Coventry from $299,990; Perry on 40-ft and 50-ft series; Bellaire from about $389,990-$495,990; Beazer adjacent at Parklands Estates. A Schertz address can sit in Comal ISD; verify the exact homesite on the district map.
Starlight Homes from about $258,990-$259,990; Ashton Woods also active, including The Summit at Saddlebrook Ranch (55+ series). Verify the exact address and county.
Overall community actively selling: Lennar (Barrington and Watermill collections) from about $256,999, Coventry from about $344,990, and Joseph Creek Homes selling. Verify the exact address.
Perry Homes on 65-ft lots from about $549,900+; confirm current pricing and phase with Perry directly. Verify the exact address on the SCUCISD boundary map; east-side Cibolo sections can fall in Marion ISD.
Chesmar Homes listed from about $599,990; confirm current pricing and phase with Chesmar directly. Verify the exact address on the SCUCISD boundary map; east-side Cibolo sections can fall in Marion ISD.
Scott Felder Homes, David Weekley Homes, Highland Homes
From price
$287K
QMI
Not verified
School district
Comal ISD
District / tax
Not verified
Status
ACTIVE
Verified
2026-09-16
Verified published entry spans Scott Felder from about $286,990, David Weekley from about $349,990-$445K on 45-ft sites, Highland from about $479,990, Coventry from about $471,990-$579,990, Perry from about $526,900-$606,900, and Toll Brothers premium homes around $895K. Mayfair Elementary opened 2025 as a Comal ISD campus; a New Braunfels address does not automatically mean New Braunfels ISD elsewhere in the corridor, so verify the exact homesite on the Comal ISD boundary map.
Highland from about $354,990, Coventry from about $349,990, Brightland from about $339,990, and DRB from about $305,000; 45-ft sections run about $348,990-$500,990. Comal ISD (Oak Creek Elementary, Canyon Middle, Canyon High); verify the exact address on the boundary map.
Del Webb New Braunfels 55+ section from about $328K; standard sections from the high $300s to mid-$500s; Highland 70-ft series from about $689,990. Veramendi has its own on-site elementary (Veramendi Elementary, opened 2017, NBISD), feeding Oakrun Middle and New Braunfels High. Verify the exact address.
Verified published entries center on the $360s-$480s: Chesmar from about $360K-$381K, DRB Premier/Enclave from about $360K-$369,990, Highland from about $396,990, David Weekley Legacy from about $420K-$451,990, Scott Felder from about $461,990-$480s, with some listings to roughly $640K. Comal ISD; verify the exact address on the boundary map.
Scott Felder Homes, Texas Signature Custom Homes, Grand Endeavor Homes
From price
$491K
QMI
Not verified
School district
Comal ISD
District / tax
Not verified
Status
ACTIVE
Verified
2026-09-16
Buy-the-lot, choose-your-builder model on roughly 3,900 acres: The Grove at Vintage Oaks by Scott Felder from about $490,990, Texas Signature Custom from about $895,500, Grand Endeavor from about $1,099,900, and custom homes generally from the upper $400s to $1M-$2M+. Comal ISD; verify the exact address on the boundary map.
Legend Homes from about $269,990-$284,990 with move-ins about $257,990-$344,168; DRB/Brightland from about $299,990 topping near $330K. Comal ISD (Clear Springs Elementary, Canyon Middle, Canyon High); verify the exact address.
Pulte from about $364,990 and Highland from about $369,990, with Chesmar, Drees Custom, Perry, and Toll Brothers also selling along Lake Como Point. Research and builder pages place Legacy at Lake Dunlap in Comal ISD despite the Guadalupe County geography; verify the exact address on the district boundary map.
Toll Brothers at Sunset Ridge, all ages, from roughly $350K; about 1,500-2,700 sq ft, 3-5 bedrooms. Comal ISD; verify the exact address on the boundary map.
Lennar collections at Kyndwood (Eventide and Cottage) run about $213,999-$321,999 along Eldorado. Comal ISD (Oak Crest Elementary, Canyon Middle, Canyon High); note Lennar advises the Cottage collection near the Comal/San Marcos boundary may differ, so verify the exact address.
Lennar collections (Coastline, Belmar, Cottage, Stonehill, Watermill) run about $199,999-$356,999 in the Marion/New Braunfels 78132 area. Zoned Comal ISD per Lennar and listing data; verify the exact address on the boundary map.
Lennar exclusively: Cottage roughly $203K-$273K, Eventide roughly $210K-$340K, Coastline roughly $255K-$348K, with models at 5123 Palo Duro, Marion. Lennar and listing data place Grace Valley in SCUC ISD, not Marion ISD, despite the Marion address; verify the exact address on the SCUCISD boundary map.
DRB Homes is actively selling; David Weekley announced a coming-soon Select Reserve Series on 50-ft sites (May 2026). Zoned Marion ISD per builder and community sources; a New Braunfels postal address does not change the district, so verify the exact address on the Marion ISD boundary map.
Lennar collections (Belmar, Coastline, Cottage, Classic, Watermill, Brookstone II, Woodbridge) publish roughly $177,999-$414,999. Navarro ISD per the community site and Lennar (Navarro Elementary and Intermediate); a Seguin address does not guarantee Seguin ISD, so verify the exact address on the district map.
CastleRock Communities now selling from about $250,990-$405,046 at 1201 Lauraine; a separate D. Navarro ISD per community and listing data; verify the exact address on the district boundary map.
Stylecraft Builders now selling from about $267,900-$350,900 at 400 Honeydew Way, about 1,260-2,590 sq ft. Seguin ISD per Stylecraft; verify the exact address on the district boundary map.
KB Home and Beazer are the active builders from the $300s; Lennar collections here are reported sold out and First America Homes is listed coming soon. Navarro ISD per Beazer; verify the exact address on the district boundary map.
Toll Brothers at Nolte Farms opened April 2025 from about $340,995-$499K; Sitterle Homes lists about $344,000-$468,000. Seguin ISD per Sitterle and listing data; verify the exact address on the district boundary map.
DRB Homes entry from about $280K-$350K; confirm the current builder lineup, phase, and pricing directly. School district not verified for this build; confirm the exact address on the Seguin ISD or Navarro ISD boundary map.
Lennar actively selling from about $185,999-$272,900 off I-10 frontage and Ridgeview Court. School district not verified for this build; confirm the exact address on the Seguin ISD or Navarro ISD boundary map.
Chesmar and Pacesetter listed off Highway 46 near Muller Oak Pass; published from-pricing not consolidated for this build, so confirm the current builder, phase, and price directly. School district not verified for this build; confirm the exact address on the Seguin ISD or Navarro ISD boundary map.
Lennar (Watermill and Coastline collections) plus Enchanted Homes listed along Wolf Crest; published from-pricing not consolidated for this build, so confirm the current collection and price with Lennar. School district not verified for this build; confirm the exact address on the Seguin ISD or Navarro ISD boundary map.
Pulte community listed near the New Braunfels/Seguin line with Navarro ISD schools; published from-pricing not consolidated for this build, so confirm the current phase and price with Pulte. Navarro ISD per corridor research; verify the exact address on the district boundary map.
Gated master plan off US-281 actively selling: Monticello 50's from about $544,900, Drees 70' from about $727,900, Perry 70' about $825K-$1. Comal ISD campuses sit inside the community (Kinder Ranch Elementary, Pieper Ranch Middle). Verify the exact homesite on the district boundary map.
Gated 1-acre homesites on the US-281 corridor: Toll Brothers at Enchanted Bluff roughly $840K-$1. Garden Ridge area serves Comal ISD; verify the exact homesite on the district boundary map.
Beazer homes from about $787K-$1. Attendance per corridor research routed to Kinder Ranch Elementary, Spring Branch Middle, and Smithson Valley High (Comal ISD); verify the exact homesite on the district boundary map.
Highland Homes from about $559,990-$753K across 10+ plans; Perry Homes sections from about $624,900 (55-ft) and $721K-$848K (65-ft series). Verify the exact address.
Gated ~90-home community near final phase. Fair Oaks Ranch spans Bexar/Comal/Kendall; Boerne ISD serves most with small Comal ISD pockets by exact address.
Chesmar Homes NOW SELLING from about $848,990 (3-5 beds, 2,856-4,345 sq ft); Toll Brothers at Caliza Reserve from the upper $800Ks on half-acre, 100-ft homesites (2,948-5,184+ sq ft). Off Boerne Stage Road; verify the exact address on the district map.
City-approved development (~227 homesites on about 345 acres, one-acre minimum lots) and the City of Fair Oaks Ranch's first Public Improvement District, approved May 2025 to fund roughly $60M of infrastructure. Verify the exact lot; Fair Oaks Ranch spans county lines.
A community in the finder is not an endorsement, it is a verified fact that homes are being sold there today. The builder, the phase, and the price all change month to month, so treat every row as a starting point and verify the current numbers with the builder. That is what I do before you sit down.
Current Builder Incentives
What Is Actually on the Table Right Now
Incentives disappear as fast as they appear. This board only publishes offers verified from official builder material, each with a verified date and source. Board verified September 16, 2026. Nothing expires on this page looking active.
Builder
Community / Region
Offer type
Offer summary
Preferred lender?
Eligible inventory
Expiration
Verified
Perry
Far West / Northwest San Antonio / Far West / Northwest
Flex cash + special incentive
Summer Sales Event 2026: up to $35,000 seller-paid flex cash plus a $5,400 special incentive; financing through Crestmark or Parkstone Mortgage.
Yes (Crestmark / Parkstone)
Select San Antonio area homes
Expiration not published - confirm before contract
Sept 29, 2026
Meritage
Far West / Northwest San Antonio / Far West / Northwest
Closing-cost credit
Get Moving Sales Event: up to $10,000 in closing costs on select homes; MTH Mortgage and Carefree Title required.
Yes (MTH Mortgage)
Select homes
Expiration not published - confirm before contract
Sept 29, 2026
Lennar
Far West / Northwest San Antonio / Far West / Northwest
Rate + price reduction
Fall Super Sale through Lennar Mortgage; 2026 San Antonio promos have advertised FHA fixed rates from 3.75% (4.587% APR) to 4.25% (5.391% APR) plus price reductions up to $25,000.
Yes (Lennar Mortgage)
Select San Antonio area homes
Expiration not published - confirm before contract
Sept 29, 2026
D.R. Horton
Far West / Northwest San Antonio / Far West / Northwest
Closing-cost credit
Special pricing and up to $8,000 in closing costs on select San Antonio area homes through December 31, 2026, with DHI Mortgage.
Yes (DHI Mortgage)
Select San Antonio area homes
December 31, 2026
Sept 29, 2026
Coventry
Far West / Northwest San Antonio / Far West / Northwest
Rate incentive
San Antonio Sales Event: low rates advertised from 3.99% (5.899% APR example) and savings up to $143,000 on select move-in-ready homes.
Yes (Jet HomeLoans)
Select move-in-ready homes
Expiration not published - confirm before contract
Sept 29, 2026
Coventry
Schertz & Cibolo / Schertz / Cibolo
Rate incentive
San Antonio Sales Event: low rates advertised from 3.99% (5.899% APR example) and savings up to $143,000 on select move-in-ready homes.
Yes (Jet HomeLoans)
Select move-in-ready homes
Expiration not published - confirm before contract
Sept 29, 2026
Meritage
Schertz & Cibolo / Schertz / Cibolo
Closing-cost credit
Get Moving Sales Event: up to $10,000 in closing costs on select homes; MTH Mortgage and Carefree Title required.
Yes (MTH Mortgage)
Select homes
Expiration not published - confirm before contract
Sept 29, 2026
Lennar
Schertz & Cibolo / Schertz / Cibolo
Rate + price reduction
Fall Super Sale through Lennar Mortgage; 2026 San Antonio promos have advertised FHA fixed rates from 3.75% (4.587% APR) to 4.25% (5.391% APR) plus price reductions up to $25,000.
Yes (Lennar Mortgage)
Select San Antonio area homes
Expiration not published - confirm before contract
Sept 29, 2026
Perry
Schertz & Cibolo / Schertz / Cibolo
Flex cash + special incentive
Summer Sales Event 2026: up to $35,000 seller-paid flex cash plus a $5,400 special incentive; financing through Crestmark or Parkstone Mortgage.
Yes (Crestmark / Parkstone)
Select San Antonio area homes
Expiration not published - confirm before contract
Sept 29, 2026
Lennar
New Braunfels, Seguin & Marion / New Braunfels / Seguin
Rate + price reduction
Fall Super Sale through Lennar Mortgage; 2026 San Antonio promos have advertised FHA fixed rates from 3.75% (4.587% APR) to 4.25% (5.391% APR) plus price reductions up to $25,000.
Yes (Lennar Mortgage)
Select San Antonio area homes
Expiration not published - confirm before contract
Sept 29, 2026
Perry
New Braunfels, Seguin & Marion / New Braunfels / Seguin
Flex cash + special incentive
Summer Sales Event 2026: up to $35,000 seller-paid flex cash plus a $5,400 special incentive; financing through Crestmark or Parkstone Mortgage.
Yes (Crestmark / Parkstone)
Select San Antonio area homes
Expiration not published - confirm before contract
Sept 29, 2026
Coventry
New Braunfels, Seguin & Marion / New Braunfels / Seguin
Rate incentive
San Antonio Sales Event: low rates advertised from 3.99% (5.899% APR example) and savings up to $143,000 on select move-in-ready homes.
Yes (Jet HomeLoans)
Select move-in-ready homes
Expiration not published - confirm before contract
Sept 29, 2026
Coventry
Bulverde, Spring Branch & Boerne / Bulverde / Spring Branch / Boerne
Rate incentive
San Antonio Sales Event: low rates advertised from 3.99% (5.899% APR example) on select homes.
Yes (Jet HomeLoans)
Select homes
Expiration not published - confirm before contract
Sept 29, 2026
Meritage
Bulverde, Spring Branch & Boerne / Bulverde / Spring Branch / Boerne
Closing-cost credit
Get Moving Sales Event: up to $10,000 in closing costs on select homes.
Yes (MTH Mortgage)
Select homes
Expiration not published - confirm before contract
Sept 29, 2026
Perry
Bulverde, Spring Branch & Boerne / Bulverde / Spring Branch / Boerne
Flex cash + special incentive
Summer Sales Event 2026: up to $35,000 seller-paid flex cash plus a $5,400 special incentive.
Yes (Crestmark / Parkstone)
Select homes
Expiration not published - confirm before contract
Sept 29, 2026
Lennar
Bulverde, Spring Branch & Boerne / Bulverde / Spring Branch / Boerne
Rate incentive
Fall Super Sale through Lennar Mortgage; see the current San Antonio promo page for this week’s rate sheet.
Yes (Lennar Mortgage)
Select homes
Expiration not published - confirm before contract
Sept 29, 2026
Incentive structures this board tracks (v1)
Rate incentive available
A structure that lowers the interest rate, typically through the builder's preferred lender. Percentages and APR are not published here until compliance review
Permanent buydown
Costs are paid up front to buy the rate down for the life of the loan
Temporary buydown
Lower rate in the first year(s), designed to step back up (for example a 2-1 buydown)
Closing-cost credit
The builder contributes toward closing costs, prepaids, or escrow reserves
Flex cash
A credit amount you can apply toward rate, points, closing costs, or options depending on builder rules
Price reduction
A direct reduction off the base price or the listed price
Lot-premium reduction
A credit against the premium for a specific homesite
Design-center credit
Dollar-figure credit toward structural options, flooring, cabinets, or countertops
Quick move-in special
Extra credit or price reduction on completed or near-complete inventory
Appliance / upgrade package
Included or upgraded appliances and package items at closing
This board publishes incentive STRUCTURES, not rate/APR advertising. Mortgage rate and financing-offer advertising is pending compliance review before any rate numbers appear on this page. Offers without a verified source do not render here. If an offer cannot be verified on a given day, the board says so instead of guessing.
Incentives change frequently and often require using the builder's preferred lender. Verified September 16, 2026.
The listed from-price is just the start. Lot premium, structural options, design-center upgrades, and district taxes all move the real number, sometimes by tens of thousands. Compare the whole deal, not the band.
Compare Builders
Builders Side by Side, No Rankings
This table is generated from the verified community roster above. It shows where each builder actually has verified activity, what they publish as starting prices, and what is still unknown. There is no "best builder" here, because the best builder is the one whose product, price, and incentive fit your numbers.
Builder
Regions active
Named communities
Product types
Published local price span
QMI
Typical incentive structure
Preferred lender
Last verified
Armadillo Homes
Far West / Northwest San Antonio
Weston Oaks
production
$475K+
Not verified
Check current offer
Not published
2026-09-16
Ashton Woods
Far West / Northwest San Antonio, Schertz / Cibolo, Bulverde / Spring Branch
Arcadia Ridge, Saddlebrook Ranch, Kinder Ranch (US-281 corridor products)
production, master-planned, semi-custom
$259K-$1100K
Not verified
Check current offer
Not published
2026-09-16
Beazer Homes
Far West / Northwest San Antonio, Schertz / Cibolo, New Braunfels / Seguin, Bulverde / Spring Branch
Hunters Ranch, The Parklands, Venado Crossing, Saddle Creek Ranch, Cibolo Crossing, Cordova Crossing, Johnson Ranch, Highland Estates
production, semi-custom
$300K-$1300K
Not verified
Check current offer
Not published
2026-09-16
Bellaire Homes
Far West / Northwest San Antonio, Schertz / Cibolo
Alamo Ranch, Morgan Meadows, The Parklands, Buffalo Crossing
production
$300K-$496K
Not verified
Check current offer
Not published
2026-09-16
Brightland Homes
Schertz / Cibolo, New Braunfels / Seguin
The Crossvine, Sunflower Ridge, Veramendi, Meyer Ranch
production, master-planned, 55+
$305K-$700K
Not verified
Check current offer
Not published
2026-09-16
CastleRock Communities
Far West / Northwest San Antonio, New Braunfels / Seguin
Hunters Ranch, Arcadia Ridge, Swenson Heights
production, master-planned
$251K-$570K
Not verified
Check current offer
Not published
2026-09-16
Centex Homes
Boerne / Fair Oaks Ranch
Corley Farms
production
$335K-$575K
Not verified
Check current offer
Not published
2026-09-16
Chesmar Homes
Far West / Northwest San Antonio, Schertz / Cibolo, New Braunfels / Seguin, Boerne / Fair Oaks Ranch
Prominence, Stillwater Ranch, The Crossvine, Brookewater, Mesa Western, Meyer Ranch, Legacy at Lake Dunlap, Village at Three Oaks, Esperanza, Caliza Reserve
Far West / Northwest San Antonio, New Braunfels / Seguin
Hunters Ranch, Arcadia Ridge, Cordova Crossing
production, master-planned
$300K-$570K
Not verified
Check current offer
Not published
2026-09-16
Garner Custom Homes
Boerne / Fair Oaks Ranch
Cordillera Ranch
custom, estate
Not verified
Not verified
Check current offer
Not published
2026-09-16
Gehan Homes
New Braunfels / Seguin
Dauer Ranch
production
$258K-$345K
Not verified
Check current offer
Not published
2026-09-16
Genuine Custom Homes
New Braunfels / Seguin
Vintage Oaks
master-planned, custom, estate
$491K-$2000K
Not verified
Check current offer
Not published
2026-09-16
Grand Endeavor Homes
New Braunfels / Seguin
Vintage Oaks
master-planned, custom, estate
$491K-$2000K
Not verified
Check current offer
Not published
2026-09-16
Hakes Brothers
Far West / Northwest San Antonio
Hunters Ranch
production
Not verified
Not verified
Check current offer
Not published
2026-09-16
Highland Homes
Far West / Northwest San Antonio, Schertz / Cibolo, New Braunfels / Seguin, Boerne / Fair Oaks Ranch
Briggs Ranch, Prominence, Weston Oaks, The Crossvine, Homestead, Mont Blanc, Venado Crossing, Hallie's Cove, Mayfair, Sunflower Ridge, Veramendi, Meyer Ranch, Legacy at Lake Dunlap, Esperanza, The Ranches at Creekside
Far West / Northwest San Antonio, Schertz / Cibolo, New Braunfels / Seguin
Hunters Ranch, Venado Crossing, Dauer Ranch
production
$258K-$425K
Not verified
Check current offer
Not published
2026-09-16
Lennar
Far West / Northwest San Antonio, Schertz / Cibolo, New Braunfels / Seguin
Kallison Ranch, Rhine Valley, Kyndwood, Steelwood Trails, Grace Valley, Navarro Ranch, Cordova Crossing, Ridge View Estates, Guadalupe Heights
production, master-planned
$178K-$415K
Not verified
Check current offer
Not published
2026-09-16
M/I Homes
Far West / Northwest San Antonio
Hunters Ranch
production
Not verified
Not verified
Check current offer
Not published
2026-09-16
Meritage Homes
Far West / Northwest San Antonio, Schertz / Cibolo
Thomas Pond, Arcadia Ridge, Sagebrooke, Kallison Ranch, Legendary Trails
production, master-planned
$300K-$570K
Not verified
Check current offer
Not published
2026-09-16
Monticello Homes
Bulverde / Spring Branch
Kinder Ranch (US-281 corridor products)
production, semi-custom
$545K-$1100K
Not verified
Check current offer
Not published
2026-09-16
Pacesetter Homes
New Braunfels / Seguin
Village at Three Oaks
production
Not verified
Not verified
Check current offer
Not published
2026-09-16
Paul Allen Custom Homes
Boerne / Fair Oaks Ranch
Cordillera Ranch
custom, estate
Not verified
Not verified
Check current offer
Not published
2026-09-16
Perry Homes
Far West / Northwest San Antonio, Schertz / Cibolo, New Braunfels / Seguin, Bulverde / Spring Branch, Boerne / Fair Oaks Ranch
Briggs Ranch, Arcadia Ridge, Kallison Ranch, The Parklands, Cibolo Valley Heights, Mayfair, Veramendi, Meyer Ranch, Legacy at Lake Dunlap, Johnson Ranch, Thornebrook, Kinder Ranch (US-281 corridor products), Esperanza, The Ranches at Creekside, George's Ranch, Corley Farms
Price spans reflect verified published from-prices on communities included in the finder, and change often. Preferred-lender requirements and incentive structures are verified offer-by-offer before they are published; until then, "Check current offer" is the honest answer.
Quick move-in (QMI) homes are completed or near-complete inventory. Exact addresses and counts change constantly, so this page shows availability bands by community and sends you to the live inventory for current homes.
A QMI home trades customization for certainty: you buy the plan, finishes, and lot as configured. Builders often add credits to move inventory, but "often" is not "always", and the strongest QMI incentive is only real if the financing math holds up. I check both.
Explore the Market
Named Communities on the Map
Pins represent actual named developments from the verified roster. Placement on this stylized map is approximate regional placement, not survey-grade, and exact locations should be confirmed from the community or builder site.
60 named communities mapped
Verified active community
Approximate regional placement on an illustrative map
Where you build changes your taxes, your insurance, your school district, and your commute, often more than the floor plan does. Use the map to shortlist areas, then verify the exact address on the district and CAD records before you commit.
Real Cost of New Construction
The Base Price Is Not the Price
Builders publish a base price for a reason: it is the starting point. The real buying and payment picture stacks several layers on top, then subtracts any verified credits:
+Base price
++ Lot premium (homesite-specific)
++ Structural options (walls, ceilings, extra rooms)
++ HOA dues and HOA initiation or transfer fees where they exist
++ Special district assessments (MUD, PID, SID, and similar) on the tax bill
++ Property taxes
++ Homeowners insurance
++ Closing costs and prepaids
++ Post-closing items not included by the builder
+Minus verified builder credits
-= The real buying and monthly payment picture
Line Items Most Buyers Forget to Price
Lot premiums
Flooring upgrades
Cabinets and countertops
Electrical upgrades (EV outlet, panel)
Refrigerator
Washer and dryer
Blinds and window coverings
Gutters
Fencing
Landscaping and sod
Irrigation system
Water softener
Garage-door opener
Ceiling fans
HOA initiation / transfer / capitalization fees
Inspection costs (pre-drywall, final, warranty)
Post-closing improvements
What a builder includes varies by builder and even by contract. Some include appliances, some do not. Some finish the yard, most do not. Never assume a universal inclusion list: get the written inclusions and exclusions.
New communities are frequently financed with districts that add real money to your annual costs. Understanding which kind of district you are in, who created it, and how it charges is the difference between an accurate budget and a surprise.
MUDMunicipal Utility District
A political subdivision authorized by the state (TCEQ-regulated for creation) that finances water, sewer, drainage, and sometimes roads. It levies its own ad valorem property tax that appears as a separate line on the tax bill (often split into maintenance & operations and debt service).
A MUD is not an HOA and it is not the city.
PIDPublic Improvement District
Created by a city or county (commonly Chapter 372 of the Texas Local Government Code) to finance public improvements in a defined area. Charged on properties in the district; mechanisms and rate structures vary from district to district.
Not every PID works the same way; read the specific district order.
SIDSpecial Improvement District
Bexar County officially uses names like Briggs Ranch Special Improvement District and Cibolo Canyons Special Improvement District. Some locally named SIDs legally operate under Chapter 372 / public-improvement-district authority.
Do not assume one universal legal mechanism simply because of the acronym.
WCIDWater Control & Improvement District
A state-authorized district for water supply, drainage, and flood control, with its own taxing authority.
Common near lakes and river corridors; verify with the district.
SUDSpecial Utility District
A utility district that typically delivers water and sewer service; financing and tax authority vary.
Verify service territory and rates for the exact address.
ESDEmergency Services District
Funds emergency medical and/or fire services; adds a small share to the property tax bill in rural and developing areas.
Usually a small rate, but it is a real taxing unit.
TIRZ / TIFTax Increment Reinvestment Zone / Tax Increment Financing
A city-created zone where incremental increases in tax value are captured to fund zone improvements. It is a funding tool, not an extra homeowner tax.
A TIRZ is generally not an additional line on your tax bill.
Road DistrictRoad / Improvement District
A county-created district that finances roads and drainage improvements in a defined area, repaid through assessments or tax.
Verify how it is charged: tax bill, assessment, or separate billing.
An HOA is a private homeowners association with dues set by its declaration and covenants. A MUD, PID, WCID, SUD, ESD, or Special Improvement District is a governmental (or government-created) financing district with a different legal basis. They are not the same thing, and a community can have an HOA, one or more districts, both, or neither. District status must be verified for the exact property from the county CAD, county/city records, TCEQ, or the official district, never assigned to a whole community from one listing.
Verified District Records in This Build
Districts are verified per community and per source. A district is never assigned to a whole community from one listing.
Briggs Ranch Special Improvement District
Public improvement district (PID), operating county-side as an officially named Special Improvement District
Verified 2026-09-16
Legal name / local label
Briggs Ranch Special Improvement District · Special Improvement District (SID) - Bexar County official terminology
Creating authority
Bexar County, with consent of the City of San Antonio (Resolution 2020-12-03-0052R, December 3, 2020)
Statutory authority
Chapter 372, Texas Local Government Code; Sections 52 and 59, Article III/Article XVI, Texas Constitution (per Bexar County records)
Charge mechanism
Ad valorem tax/assessment levied on properties inside the district, on top of regular property taxes
Rate / assessment (2024)
0.540000 per $100 of assessed value
Billing
Appears with the property tax bill as a district line
Payoff possible
District debt is retired over time; assessment generally decreases
A special improvement district is a governmental financing district, not an HOA. Verify the rate and current status for the exact property with the county tax office or district.
Briggs Ranch II Special Improvement District
Public improvement district (PID), operating county-side as an officially named Special Improvement District
Verified 2026-09-16
Legal name / local label
Briggs Ranch II Special Improvement District · Special Improvement District (SID)
Creating authority
Bexar County, 2022, with consent of the City of San Antonio (Resolution 2022-09-29-0040R / Ordinance 2022-09-29-0762)
Statutory authority
Chapter 372, Texas Local Government Code
Charge mechanism
Ad valorem tax/assessment levied on properties inside the district
Rate / assessment (2024)
0.540000 per $100 of assessed value
Billing
Appears with the property tax bill as a district line
Local coverage describes Veramendi as carrying both a MUD and a Water Improvement District component, with the structure varying by phase. The exact districts, rates, and repayment terms are address- and phase-specific; confirm them with the Comal County Appraisal District, the county tax office, or the district before trusting a tax estimate. This record is a research flag, not a confirmed charge.
Guadalupe County Lateral Road District
County road district
Verified 2026-09-16
Legal name / local label
Guadalupe County Lateral Road District · Lateral Road District tax - Guadalupe County
Creating authority
Guadalupe County
Statutory authority
Guadalupe County road district authority
Charge mechanism
Ad valorem tax added to the Guadalupe County property tax bill for lateral road funding
Rate / assessment (2026)
0.054 per $100 (2026 reported)
Billing
Appears with the property tax bill as a county road district line
Payoff possible
Ongoing county road funding; not a payoff-able debt district
Guadalupe County levies its lateral road district tax on top of the county rate, so Seguin-area new construction and resale both carry this line. The rate is set annually and can change; confirm the current amount with the Guadalupe County Tax Office for the exact property.
Post Oak Public Improvement District (City of Fair Oaks Ranch)
Public improvement district (PID), a city-created assessment district, not an ad valorem taxing unit like a MUD
Verified 2026-09-16
Legal name / local label
Post Oak Public Improvement District (City of Fair Oaks Ranch) · Fair Oaks Ranch's first PID - Post Oak development
Creating authority
City of Fair Oaks Ranch, development agreement and PID approved May 2025
Statutory authority
Chapter 372, Texas Local Government Code (public improvement district authority)
Charge mechanism
Special assessment levied within the development to repay bonds funding roughly $60M of new infrastructure; assessment is separate from the property tax bill
Rate / assessment ()
Not published (no homes for sale yet as of this build)
Billing
Assessment collected within the development; confirm exact billing for the property
Payoff possible
Assessments repay PID bonds over time; terms are set by the PID/development documents
Post Oak is the City of Fair Oaks Ranch's first Public Improvement District, financing a new ~227-homesite development on about 345 acres with one-acre minimum lots. A PID is a city/assessment district: the special assessment is levied on properties inside the development and is not a citywide ad valorem tax. No homes are for sale yet as of this build; verify any assessment terms against the PID documents before budgeting.
January 1 appraisal date. Texas appraises property as of January 1 each year. A home under construction in one year can be taxed on the land or a partial improvement, then on the completed home once it exists on that date.
Why the builder worksheet can understate the bill. If tax numbers are quoted off an early, land-only, or partial valuation, they will not reflect the fully completed home, which is a different appraisal.
Homestead and exemptions. Applying for a Texas homestead exemption once you occupy the home lowers the taxable value and caps annual increases. School district tax rates historically are the largest single slice, and exemption availability varies by taxing unit.
Escrow. Lenders collect estimated taxes and insurance in escrow. If the escrow analysis is based on the early low tax bill, the completed-home tax bill can create an escrow shortage and a higher payment the following year.
Special taxing entities. MUDs, PIDs, SIDs, ESDs, and road districts are real taxing units that add lines to the bill. Their contribution depends on where the property sits.
Hypothetical illustration only, not a quote
How to Estimate the Future Bill
Completed home value (example)$400,000
Illustrative combined rate for its actual taxing unitsRanges widely by area
Homestead exemption (example)-$40,000 taxable
Illustrative annual tax at 2.5% on $360,000About $9,000
Monthly share escrowedAbout $750
HYPOTHETICAL ONLY. The 2.5% combined rate and the numbers above are illustration examples, not a San Antonio or Hill Country tax rate, and not a promise. The real estimate requires the completed home value, the actual taxing jurisdictions for the exact property, and the exemptions you qualify for.
The honest way to plan: completed home value, times the actual taxing units for the exact address, minus applicable exemptions. That is the check Patrick runs with you.
Compare the Financing the Same Way You Compare the House
Neither side is always better. The builder lender often unlocks the incentive; an outside lender can win on rate, fees, or flexibility. The only honest answer comes from comparing both loan estimates across four sides of the deal. As a loan officer, Patrick reads both for you.
Home side
Purchase price
Price reduction or credits
Lot premium
Options and upgrades
Builder credit toward closing
Loan side
Loan type and loan amount
Down payment
Rate and APR
Fixed vs ARM
Temporary vs permanent buydown
Points, origination charges, lender credits
Rate lock and extension costs
Cash to close
Monthly side
Principal and interest
Estimated taxes
Insurance
HOA dues
Special district assessment
Mortgage insurance
Estimated total payment
Longer term
Five-year financing cost where properly calculated
Break-even on points or buydown where properly calculated
Refinance flexibility
What the incentive really costs you over time
Bring both loan estimates if you have them. If you only have the builder quote, send it over and Patrick will pull the comparison: rate, points, fees, credits, buydown, and the real monthly payment.
Depending on builder policy, inspection opportunities can include:
Pre-pour (foundation) inspection
Where the builder permits it, before concrete is poured
Pre-drywall inspection
Where the builder permits it, with framing, plumbing, and electrical exposed
Final inspection and walkthrough
Before closing, against your agreed list of inclusions
Warranty / 11-month inspection
Near the end of the first-year warranty window, to file items before coverage changes
Not every builder permits every inspection, and warranty terms vary by builder. There is no universal 1-2-10 warranty: read your builder's actual warranty document and confirm what the specific phase allows.
Whether a date is promised and what the extension process is
Change orders
How price changes are documented and approved
Inspections
Which inspections the builder permits by policy
Incentives and preferred lender
What the incentive requires to be honored
Warranty
The actual warranty document, not a summary
Cancellation rights
What it takes to cancel and what you lose
Every builder contract is different. Have a REALTOR and, if needed, an attorney review before you sign.
VA / Military Note
PCS Moves and New Construction
San Antonio's military footprint is big: JBSA-Randolph, Fort Sam Houston, Lackland, and Camp Bullis. A PCS order changes the timeline math, and a quick move-in home often fits a PCS window far better than a ground-up build, because build dates can shift.
VA financing works on new construction, but the timeline matters: the VA appraisal and build schedule need to line up, and VA buyers should confirm the builder's process. Not every military buyer uses VA, so the decision is about your benefits and the deal, not a default.
Funding fee context
The VA funding fee can often be waived with a qualifying service-connected disability rating. Verify eligibility.
QMI vs build
If your move date is fixed, compare completed inventory against the builder's quoted completion date in writing.
Appraisal timing
VA appraisals on new builds follow VA-specific processes; confirm how the builder handles it.
Patrick Kevin Fagan is a Texas REALTOR with AXEN Realty LLC and a loan officer with NEXA Lending. That dual license means one person who evaluates the home and the financing together, before you sign.
The Home Side
Community and builder research
Lot and price evaluation
Contract review
Incentive and negotiation strategy
Inspection coordination
Fair pricing against comps
The Financing Side
Loan structure and loan type
Builder lender vs outside lender
Cash to close analysis
Rate and buydown comparison
Monthly payment with taxes, HOA, districts
Tax impact on the real payment
The builder has a sales team. You should have someone on your side, too.
The builder representative works for the builder. Patrick works for you, on the home and the loan, from the first community tour through closing and key delivery. With 19 years in real estate sales and 23+ years in loan origination, that is the whole deal, not just one half.
Builder incentives can look great on the surface, but price, financing, upgrades, lot premiums, and closing costs all matter. See how Patrick helps buyers compare the real numbers before signing. New to new builds? Watch Patrick's newest video on 2 Reasons First-Time Home Buyers Are Choosing New Builds Right Now.
Shopping new construction? Let Patrick represent you before the first model-home visit.
The builder sales representative works for the builder, not for you. Having your own REALTOR means someone is reviewing the contract, the incentives, and the financing with your interests in mind. Check with Patrick before your first model-home visit, because many builders require you to register your agent on that first trip.
Does the builder pay the buyer agent?
Most builders pay a commission to the buyer agent out of their marketing budget, which is one reason representation usually costs you nothing out of pocket. Commission terms vary by builder, so verify the current policy for the community you are looking at.
Are builder incentives worth it?
Sometimes, and only after you compare the whole deal. Credits, buydowns, and design-center money are often tied to using the builder preferred lender. The real question is the net effect on your rate, fees, cash to close, and monthly payment, which is exactly what Patrick compares for you.
Should I use the builder preferred lender or my own?
It depends on the numbers. The builder lender can unlock the incentive, but an outside lender may offer a better rate or lower fees. Get both loan estimates side by side, compare rate, points, fees, credits, and cash to close, then decide. As a loan officer, Patrick can help you read both.
What is a quick move-in home?
A quick move-in (QMI) home is a newly built home already under construction or completed. You skip most of the build wait, and builders often sweeten these with credits to move inventory. The tradeoff is you usually buy the home as configured, with limited customization.
What are the hidden costs of new construction?
Common items beyond the base price include lot premiums, structural options, design-center upgrades, fencing, landscaping, irrigation, gutters, blinds, appliances, and sometimes even the refrigerator. What is included varies by builder and by contract, so ask for the written list of inclusions and exclusions before you sign.
What is a MUD or PID and how does it affect my taxes?
A MUD (Municipal Utility District) and a PID (Public Improvement District) are governmental financing districts that pay for infrastructure in new communities. They add a separate line to your property tax bill or an assessment on the property. They are not HOAs, and the amounts vary by district and phase, so verify the exact district for the exact property.
Will my property taxes jump after the home is completed?
Often, yes, and that is the number to plan for. Texas appraises as of January 1, so a home built during the year may be taxed first on land or a partial improvement, then on the completed home the next year. Estimate future taxes on the completed value using the actual taxing units and applicable exemptions, not the builder worksheet number.
How long does it take to build a new home in Texas?
Typical build timelines run roughly 6 to 10 months, and they vary by builder, floor plan, weather, and supply chain. A quick move-in home closes much faster. Ask each builder for the current estimate for the specific plan and phase you are considering.
Should I get an inspection on a new construction home?
Yes, an independent inspection is almost always worth it. Depending on builder policy, that can include a pre-pour or pre-drywall check where permitted, a final inspection, and a warranty-period inspection near the 11-month mark. Not every builder permits every inspection, so confirm what your builder allows.
Can I negotiate with a builder?
Builders can and do negotiate, but how much depends on inventory, the phase, and the market, and it varies by builder. Common levers include closing-cost credits, rate buydowns, lot-premium reductions, design-center credits, and price reductions on spec or quick move-in homes. Ask what is actually on the table in writing.
Do builders always require first-visit registration of my agent?
Many builders do, and some do not. The policy varies by builder and can affect whether your agent can represent you later, so verify the registration rule before your first visit. When in doubt, talk to Patrick first.
How do I compare two builder deals honestly?
Line them up on price, lot premium, options, incentive, loan type, rate, points, fees, credits, cash to close, and the estimated monthly payment including taxes, insurance, HOA, and any district assessment. The headline price rarely tells you which deal is better. That is exactly the comparison Patrick does for you.
Should I contact Patrick before visiting a model home?
Yes, and this matters more than most people realize. If you tour and register without your agent, the builder may not allow representation later. A quick call before your first visit protects your options at no cost to you.
What should I avoid doing before closing?
Do not change jobs, open new credit lines, finance a vehicle, make large deposits, or move money between accounts without talking to your loan officer first. Any shift in your credit or income picture can delay or undo the closing.
What kinds of incentives should I ask for?
Ask in writing and compare everything against a Loan Estimate: closing-cost credits, rate buydowns (permanent or temporary), design-center credits, lot-premium reductions, and price reductions on spec or quick move-in homes are the common categories. No dollar claim is safe to assume, so the honest question is the net effect on your rate, fees, cash to close, and monthly payment, which is exactly what Patrick lines up before you accept anything.
Do I have to use the builder lender to get the incentives?
Builders often tie incentives to using their preferred lender, but the tie is a written offer, not a legal requirement, and the choice is yours. The framing that matters is RESPA Rule X, the anti-kickback and unearned-fee rules: an optional-use discount that is genuinely available to you can be a legitimate builder incentive, while steering or a hidden fee for choosing your own lender is not. Compare both Loan Estimates on the same assumptions: if the builder-lender deal nets better after the incentive, take it; if your lender nets better, the incentive was not worth the rate and fees.
Can I ask the seller to pay closing costs or buy down my rate?
With a new home, that is the builder concessions conversation: seller credits for closing costs and rate buydowns are negotiated in writing in the contract, capped by your loan program, and priced into the deal. The comparison is always the same: credits reduce cash to close, buydowns reduce the monthly payment, and the Loan Estimate shows which structure fits your goals best on the identical loan assumptions.
How much does the mortgage calculator estimate differ from final closing cost?
A calculator can differ a lot, because it separates two things you have to keep separate: the monthly payment and cash to close. Calculators use assumptions for taxes, insurance, and HOA that rarely match the property, and they never carry your actual lender fees, credits, deposits, and prepaids. The reconciliation is the Loan Estimate: replace every assumption with completed-value taxes, a dated insurance quote, the real HOA dues, the actual fees, credits, and the earnest money deposit, and that reconciled number is what belongs in your closing budget.
Will my property taxes jump the second year on a new build?
Often, yes, and it is the most common new-construction surprise. Texas appraises as of January 1, so a home completed mid-year can be taxed on land or a partial improvement the first year, then on the completed home the following year, at the appraisal district market value and the actual taxing-unit rates. Plan the payment on the completed value with the exemptions you qualify for, and check the appraisal district record lookup for the parcel to see how the value is trending before closing.
If the builder offers a better deal before closing, can I get it too?
Maybe, and the answer lives in your executed contract, not in what the sales office offers today. Whether you can swap price, incentive, or upgrade credits after signing depends on the written contract and any signed addenda, which is a document review, not a general rule. If the builder is offering new buyers a better incentive, ask for it in writing as an amended addendum before you rely on it. Watch the financing side: a changed deal can change your Loan Estimate, and if you already locked a rate, a new incentive from the builder preferred lender may restart or void that lock, sometimes with extension fees. Have the contract, the addenda, and the lender terms reviewed before you agree. The full version of this answer is also covered in the Ask Patrick library.
Already looking at a community, builder, or a specific home? Send the details. Patrick compares the price, builder incentive, financing, taxes, and monthly payment, and gets back with the numbers that matter. No pressure. No obligation. One straight answer.
Builder incentive vs the real financing cost
Cash to close and the monthly payment
New build vs resale at the same payment
Taxes and special districts for the exact address
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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.
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