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Boerne / Fair Oaks Ranch

New Construction Homes
in Boerne & Fair Oaks Ranch

From master-planned homes at Esperanza to gated custom estates at George's Ranch and Cordillera Ranch, the I-10 West corridor has a real price ladder. The catch: two counties, two appraisal districts, and school lines that do not follow city signs, so the exact address drives the real numbers.

Find Communities Current Incentives Quick Move-Ins Check My Builder Deal

Information updated regularly. Community and pricing data verified September 16, 2026; every figure carries its own verified date or a "Not verified" label.

Patrick's Quick Answer

The I-10 West corridor is a price ladder, not a single market. Verified from-prices run from the low $300s at Corley Farms up through Esperanza's master-planned homes and the 55+ enclave at Regency at Esperanza, and past $1M at gated custom communities like George's Ranch and Cordillera Ranch. Two things decide your real numbers here more than the floor plan does: which county the exact lot sits in, since Boerne is Kendall County but Fair Oaks Ranch crosses into Bexar and each side has its own appraisal district and tax stack, and the school line, because Boerne ISD serves most of the corridor but a small eastern slice of Fair Oaks Ranch is Comal ISD. My job is to walk the community, builder, incentive, tax, and financing together so you are comparing full deals, not just base prices.

10

Communities tracked in this corridor

7

Verified actively selling, as of September 16, 2026

15

Builders with verified activity here

$335K

Lowest verified published from-price

Boerne / Fair Oaks Ranch on the Map

Named Communities in This Corridor

Pins represent actual named developments from the verified roster for this corridor. Placement on this stylized map is approximate regional placement, not survey-grade, and exact locations should be confirmed from the community or builder site. Districts and ZIPs shown here are never a substitute for verifying the exact address.

10 named communities mapped in this corridor

Stylized map of Boerne / Fair Oaks Ranch with new construction community markers
Named development in this corridor

Approximate regional placement on an illustrative map; confirm exact location with the builder or community

Esperanza

Chesmar Homes, Highland Homes, Drees Custom Homes

$440K
Boerne & Fair Oaks Ranch Boerne ISD
View Homes Ask Patrick

Cordillera Ranch

Garner Custom Homes, Weston Dean Custom Homes, Stone Creek Custom Homes

Not verified
Boerne & Fair Oaks Ranch Boerne ISD
View Homes Ask Patrick

George's Ranch

Toll Brothers, Drees Custom Homes, Perry Homes

$990K
Boerne & Fair Oaks Ranch Boerne ISD
View Homes Ask Patrick

The Arbors at Fair Oaks Ranch

Coventry Homes, Scott Felder Homes

$690K
Boerne & Fair Oaks Ranch Boerne ISD
View Homes Ask Patrick

Patrick's Take

Where you build on this corridor changes your school district, your commute, and your tax districts, often more than the floor plan does. Use the map to shortlist communities, then verify the exact address before you commit.

Active Community Finder

Boerne / Fair Oaks Ranch: Communities Selling Now

7 communities verified as actively selling in this corridor from official builder and community sources as of September 16, 2026. The rest of the tracked roster stays visible with an honest "Not verified" label until it clears the source check. This is the same data the master hub uses, filtered to Boerne / Fair Oaks Ranch.

Filters run in your browser only; no filter URLs are generated. One-story, 3-car garage, 55+, and luxury filters roll out as the data layer verifies them. Nothing here is shown as a fact until it is.

Esperanza

ACTIVE

Kendall / 78006

Builder(s)
Chesmar Homes, Highland Homes, Drees Custom Homes
From price
$440K
QMI
Not verified
School district
Boerne ISD
District / tax
Verify per property
Status
ACTIVE
Verified
2026-09-16

Marketing from the $440s to $1M+; from-prices vary by builder and series. Verify the exact address.

Explore Homes Check This Deal

Regency at Esperanza

ACTIVE

Kendall / 78006

Builder(s)
Toll Brothers
From price
$402K
QMI
Not verified
School district
Boerne ISD
District / tax
Verify per property
Status
ACTIVE
Verified
2026-09-16

Toll Brothers 55+ enclave inside the Esperanza master plan. Verify the exact address on the district map.

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The Ranches at Creekside

ACTIVE

Kendall / 78006

Builder(s)
Highland Homes, Perry Homes
From price
$560K
QMI
Not verified
School district
Boerne ISD
District / tax
Verify per property
Status
ACTIVE
Verified
2026-09-16

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.

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Cordillera Ranch

ACTIVE

Kendall / 78006

Builder(s)
Garner Custom Homes, Weston Dean Custom Homes, Stone Creek Custom Homes
From price
Not verified
QMI
Not verified
School district
Boerne ISD
District / tax
Verify per property
Status
ACTIVE
Verified
2026-09-16

Private gated community on ~8,700 acres with an active preferred-builder custom program. Center Point/Boerne ISD portions; verify the exact address.

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George's Ranch

ACTIVE

Kendall / 78006

Builder(s)
Toll Brothers, Drees Custom Homes, Perry Homes
From price
$990K
QMI
Not verified
School district
Boerne ISD
District / tax
Verify per property
Status
ACTIVE
Verified
2026-09-16

Gated community marketed from the $900s to $2M+. Verify the exact address.

Explore Homes Check This Deal

The Arbors at Fair Oaks Ranch

Not verified

Bexar / Kendall / 78015

Builder(s)
Coventry Homes, Scott Felder Homes
From price
$690K
QMI
Not verified
School district
Boerne ISD
District / tax
Verify per property
Status
FINAL PHASE
Verified
2026-09-16

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.

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Caliza Reserve

ACTIVE

Kendall / 78006

Builder(s)
Chesmar Homes, Toll Brothers
From price
$849K
QMI
Not verified
School district
Boerne ISD
District / tax
Verify per property
Status
ACTIVE
Verified
2026-09-16

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.

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Corley Farms

ACTIVE

Kendall / 78006

Builder(s)
Centex Homes, Pulte Homes, Perry Homes
From price
$335K
QMI
Not verified
School district
Boerne ISD
District / tax
Verify per property
Status
ACTIVE
Verified
2026-09-16

The corridor's entry-to-mid anchor. West of I-10; verify the exact address on the district map.

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Oak Bend Estates

Not verified

Kendall / 78015

Builder(s)
Sitterle Homes
From price
Not verified
QMI
Not verified
School district
Boerne ISD
District / tax
Verify per property
Status
COMING SOON
Verified
2026-09-16

Sitterle Homes community at 16 Wetstone, Fair Oaks Ranch (Boerne ISD). Fair Oaks Ranch; verify the exact address on the district map.

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Post Oak (Fair Oaks Ranch)

Not verified

Bexar / Kendall / 78015

Builder(s)
Not verified
From price
Not verified
QMI
Not verified
School district
Boerne ISD
District / tax
See details
Status
COMING SOON
Verified
2026-09-16

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.

Explore Homes Check This Deal

Rows marked "Not verified" are tracked on the roster but have not yet cleared the official-source check for this build. No unknown value is shown as fact.

Corridor focus: I-10 West corridor: Boerne sits in Kendall County; Fair Oaks Ranch crosses Kendall, Bexar, and a corner of Comal County · Verified from-price ladder: about $335K at Corley Farms (Pulte and Centex) to $1M+ at George's Ranch and custom estates at Cordillera Ranch · Toll Brothers builds the corridor's major 55+ product: Regency at Esperanza, a gated active-adult enclave inside the Esperanza master plan · Taxes are jurisdiction-specific: as published for 2025, Kendall County adopted $0.3770 per $100, City of Boerne $0.4716, Boerne ISD $1.0109, and Fair Oaks Ranch city $0.2853. 2026 rates are adopted each fall, and the Bexar-side stack differs · Boerne ISD serves most of the corridor, with Fair Oaks Ranch Elementary and Van Raub inside it; a small Comal ISD slice exists east of the district line · No MUD was identified for new builds here in this build; Fair Oaks Ranch approved its first Public Improvement District (Post Oak) in May 2025

Current Builders Here

Who Is Building in Boerne & Fair Oaks Ranch Right Now

Generated from the verified community roster above. Compare the full metro picture, including incentive structures, on the master hub.

Centex Homes Chesmar Homes Drees Custom Homes Garner Custom Homes Highland Homes KC Custom Homes Paul Allen Custom Homes Perry Homes Pulte Homes River Hills Homes Scott Felder Homes Stone Creek Custom Homes Todd Glowka Builder Toll Brothers Weston Dean Custom Homes
Compare All Builders Metro-Wide

Current Verified Incentives

What Is Verified in This Corridor Right Now

This board comes from the same data the master hub uses, filtered to Boerne / Fair Oaks Ranch. Verified September 16, 2026. Structures this board tracks: Rate incentive available, Permanent buydown, Temporary buydown, Closing-cost credit, and more.

No current public incentive verified in this build

No current public incentive verified for this community in this build. Send Patrick the builder quote and he will compare it against the financing and the full deal.

Send Patrick the Builder Quote

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.

Quick Move-In

Move-In Availability in This Corridor

Quick move-in (QMI) homes are completed or near-complete inventory. Exact addresses and counts change constantly, so this page shows availability by community and sends you to the live inventory for current homes. Builders in this corridor often use QMI credits to move inventory, and the financing math decides whether that credit actually helps you.

Esperanza QMI not verified
Regency at Esperanza QMI not verified
The Ranches at Creekside QMI not verified
Cordillera Ranch QMI not verified
George's Ranch QMI not verified
Caliza Reserve QMI not verified
Corley Farms QMI not verified

Quick move-in inventory here turns slower than the production corridors, but it exists: Highland has listed quick move-ins at The Ranches at Creekside, Toll Brothers carries inventory at Regency at Esperanza and George's Ranch, and near-final phases at The Arbors surface the occasional home. Exact counts change daily, so use the current-homes link and ask each builder what is move-in ready today.

VIEW CURRENT HOMES

Price Bands Here

Verified From-Prices in This Corridor

Under $300K

0 verified communities

$300K-$400K

1 verified communities

$400K-$500K

2 verified communities

$500K-$750K

1 verified communities

$750K+

2 verified communities

Bands are populated only from verified published from-prices. See the full priced list on the master hub.

Local Buyer Due Diligence

  • Confirm the county for the exact lot: Boerne is Kendall County, but Fair Oaks Ranch crosses Kendall, Bexar, and Comal, and the county decides the appraisal district and part of the tax bill
  • Verify the school district by address on the Boerne ISD boundary map, and check the small Comal ISD pocket in eastern Fair Oaks Ranch before assuming a campus
  • Ask each builder for the phase plan, lot premiums, and any current incentive in writing, and whether the incentive requires the preferred lender
  • On custom and semi-custom builds (George's Ranch, Cordillera Ranch, Oak Bend Estates), confirm the builder's scope, allowances, and what is included versus a later change order
  • Check for a PID assessment line on new Fair Oaks Ranch development like Post Oak, plus the HOA and community association structure at the gated communities
  • Budget for the tax effect of the finished home versus an early land-only valuation, especially on one-acre and larger homesites

Boerne has grown from a Hill Country town into one of the region's most complete commuter markets, and the I-10 West corridor keeps adding product: Corley Farms brought entry and mid-range pricing, Caliza Reserve added Chesmar and Toll Brothers on half-acre sites, and Toll's 55+ Regency at Esperanza opened new home sites in late 2024 with a grand-opened clubhouse in 2025. Fair Oaks Ranch approved its first Public Improvement District in 2025 to fund the Post Oak development, a sign that the next wave of new building here is still being financed. For most of the corridor the commute into San Antonio is shorter than the US-281 side, and the trade-off is a distinct tax and school picture that depends on the exact address.

HOA, Districts, and Taxes Here

The universal explanation of MUDs, PIDs, SIDs, HOA versus district, and how Texas property taxes work on new construction lives on the master hub. In this corridor, the specific things to verify are the exact taxing units for the exact property, because they vary home by home. A district line changes the real monthly cost, so "district status should be verified for the exact property" is the default until a record below or a county check clears it.

MUDPIDSIDWCIDSUDESD
Post Oak Public Improvement District (City of Fair Oaks Ranch) Verified 2026-09-16

Category: Public improvement district (PID), a city-created assessment district, not an ad valorem taxing unit like a MUD

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 / year: Not published (no homes for sale yet as of this build) ()

Bill: Assessment collected within the development; confirm exact billing for the property

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.

City of Fair Oaks Ranch official site

Kendall County vs Bexar County taxing jurisdictions

Boerne is entirely in Kendall County, appraised by the Kendall County Appraisal District. Fair Oaks Ranch spans Kendall and Bexar (and a corner of Comal), and Texas law appraises each lot in the county where it sits, so a Bexar-side parcel gets a Bexar Appraisal District notice and a different county tax stack. As of the last published (tax year 2025) rates: Kendall County $0.3770 per $100, City of Boerne $0.4716, Boerne ISD $1.0109, and Fair Oaks Ranch city $0.2853 (FY 2025-26). Rates are set annually each fall, so confirm the current adopted rates for the exact property.

First PID in Fair Oaks Ranch: Post Oak

Fair Oaks Ranch approved its first Public Improvement District in May 2025 to finance roughly $60M of infrastructure for the Post Oak development (about 227 homesites on roughly 345 acres, one-acre minimum lots, per the city). A PID is a city-created assessment district, not an ad valorem taxing unit like a MUD: the special assessment is levied within the development to repay the bonds. No homes are for sale there yet as of this build, and any assessment terms should be verified against the PID documents before budgeting.

No MUD identified; municipal utilities

This build found no MUD taxing unit for new construction in Boerne or Fair Oaks Ranch. Boerne homes are typically served by the municipally owned Boerne Utilities (water, sewer, electric, gas), and Fair Oaks Ranch operates its own water department, which will serve Post Oak. Utility provider and any district line are address-specific, so confirm with the city for the exact property.

HOA / district explainer on the hub New-construction taxes on the hub

Boerne ISD by Address, Not by City Sign

Boerne ISD serves Boerne and most of Fair Oaks Ranch, with district territory reaching into Kendall, Bexar, and Comal counties, and its campuses inside this corridor include Fair Oaks Ranch Elementary and Van Raub Elementary. But the district line does not follow city limits: a small eastern slice of Fair Oaks Ranch lying in Comal County zones to Comal ISD, and sections near Cordillera Ranch can angle toward Center Point ISD territory. City limits, county lines, and school boundaries are drawn independently, and ZIP codes never decide the district.

  • Fair Oaks Ranch Elementary (Boerne ISD, at 29085 Ralph Fair Rd) and Van Raub Elementary are the main Boerne ISD campuses inside the city
  • Most of Boerne city and the Kendall and Bexar County portions of Fair Oaks Ranch are Boerne ISD
  • A small eastern section of Fair Oaks Ranch in Comal County is zoned to Comal ISD, so the district can differ a few streets away
  • Sections near Cordillera Ranch can angle toward Center Point ISD territory; verify the exact homesite
  • Two homes in the same ZIP can sit in different districts: the district boundary map wins over builder marketing and city names
Boerne ISD official site Check Districts on the Finder

Property Taxes on New Builds Here

Why the First Tax Bill Is Rarely the Last

Texas appraises property as of January 1 each year. A home that closes mid-year may be taxed first on the land or a partially improved structure, then on the completed home once it is fully assessed. That is why a builder worksheet or an early tax record can understate the later bill. There is no one San Antonio tax percentage: the rate depends on the exact taxing units for the exact address, and I do not guess it.

HYPOTHETICAL EXAMPLE, NOT A PROJECTION OR A GUARANTEE

How to Estimate Future Taxes on a New Build

Completed home value (example)$450,000
Combined local effective rate (example only, not a metro-wide figure)2.0%
Estimated annual tax before exemptions≈ $9,000
Homestead and other exemptionsApply if you qualify

Teaching example only. The actual estimate multiplies the completed value by the real tax rate of each taxing unit for the exact property (county, city or ETJ, school district, MUD, PID or Special Improvement District, ESD) and subtracts the exemptions you qualify for. The rate and district mix in this corridor vary by community, phase, and homesite.

Escrow, the Later Bill, and the "Jump"

If the lender escrows taxes, a lower first-year payment can be followed by an escrow analysis that raises the monthly payment once the full tax bill lands. That mechanic is real, but I will not tell you your payment WILL jump by a set amount, because it depends on your exact value, districts, and exemptions. When you have an address, I will pull the taxing entities and walk the estimate with you.

Send Me the Address and I'll Check the Taxing Entities
The full new-construction tax education, including the January 1 appraisal date and homestead timing, lives on the master hub: Taxes on new construction in San Antonio.

New Build vs Resale Here

Same Corridor, Two Different Deals

In this corridor the newest sections compete with resale homes inside the same ZIPs, and the price gap is not the whole story. A new build brings published builder pricing and incentive structures, but also completed-home tax timing, district lines, and the build-wait decision. A resale in the same corridor has an immediate move-in date and a known tax history, but usually no builder incentive to compare. Which deal wins depends on your timeline and the monthly math, so I compare both at the same monthly payment instead of declaring one winner.

Compare Build vs QMI vs Resale on the Hub

In this corridor, new build

  • Builder pricing and incentives published in writing
  • New systems, new finishes, builder warranty terms
  • Build wait plus tax timing on the completed home
  • District lines verified per homesite, never assumed

In this corridor, resale

  • Immediate move-in and a known tax history
  • Established landscaping and neighborhood
  • Usually no builder incentive structure to compare
  • Age of systems and finishes varies home by home

The full three-way comparison, including timeline, customization, incentives, and move-in certainty, is on the master hub.

VA / Military Note for This Corridor

The corridor feeds JBSA and San Antonio commuters, with Camp Bullis at the southern edge of the adjacent US-281 corridor, and VA financing works on new construction here, including at the master-planned and gated communities. On custom builds, larger lots, and any property outside municipal utility service, VA underwriting adds extra steps around property qualifications and appraisal timing, so bring the lot and plan details when we talk about the loan.

Questions for this Corridor

Boerne & Fair Oaks Ranch New Construction, Answered

What does new construction cost in Boerne and Fair Oaks Ranch right now?

The corridor is a ladder. Verified from-prices start around $335K at Corley Farms (Pulte and Centex sections), run through the $400s-$700s at Esperanza, Ranches at Creekside, and The Arbors, and reach about $849K+ at Caliza Reserve, about $990K+ at George's Ranch, and custom estates in the millions at Cordillera Ranch. Compare at the same monthly payment, because the county, school district, and any PID or HOA line change the real number.

Is Fair Oaks Ranch in Bexar or Kendall County?

Both. The City of Fair Oaks Ranch spans Kendall, Bexar, and a corner of Comal County, and the county is decided by the exact lot, not the mailbox. The county decides your appraisal district, part of your tax bill, and some services. A Kendall-side parcel and a Bexar-side parcel in the same city can carry noticeably different tax stacks.

Is there 55+ new construction in this corridor?

Yes. Regency at Esperanza is a gated, age-qualified active-adult enclave inside the Esperanza master plan, built exclusively by Toll Brothers with plans from roughly 1,625 sq ft and published from-prices around $400K. Toll Brothers opened new home sites there in late 2024 and grand-opened the clubhouse amenities in 2025.

What school district serves Boerne and Fair Oaks Ranch?

Boerne ISD serves most of Boerne and most of Fair Oaks Ranch, with campuses including Fair Oaks Ranch Elementary and Van Raub Elementary. A small eastern slice of Fair Oaks Ranch in Comal County zones to Comal ISD, and sections near Cordillera Ranch can angle toward Center Point ISD. Verify the exact address on the district map; city signs and ZIP codes do not decide it.

Why does Kendall County vs Bexar County matter for taxes here?

Boerne sits in Kendall County; Fair Oaks Ranch crosses into Bexar. State law appraises each lot in the county where it sits, and the two sides carry different county rates, different appraisal districts, and different total stacks. As published for tax year 2025, Kendall County adopted $0.3770 per $100, City of Boerne $0.4716, Boerne ISD $1.0109, and Fair Oaks Ranch city $0.2853. 2026 rates are adopted each fall, so confirm current rates for the exact property rather than relying on one metro figure.

How does the corridor's new construction compare with Bulverde and Spring Branch?

They are different corridors and different products. The US-281 side (Bulverde and Spring Branch) leans toward larger lots, acreage, and custom building with real well-versus-municipal-water questions. The I-10 West side (Boerne and Fair Oaks Ranch) has a wider ladder, from entry production at Corley Farms to 55+ at Regency at Esperanza and gated custom estates, with the county-line tax question as its main structural quirk. Compare at the same monthly payment for the lot size and schools you actually want.

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