Homes for Sale in Boerne, TX: A Buyer's Guide to Boerne Real Estate

Homes for sale in Boerne, TX attract buyers who want Hill Country surroundings within reach of San Antonio. Boerne is the county seat of Kendall County, northwest of San Antonio along I-10. Boerne real estate covers a wide range: older homes near downtown, newer houses in master-planned communities and acreage with wells, septic systems and land valuations. Each type comes with its own due-diligence list, so start by knowing which kind of property you're touring.

Boerne TX real estate at a glance

• County and appraisal: Kendall Appraisal District, 118 Market Avenue, Boerne, handles property values and exemptions. Homes near the county line may fall in a different county, so check the record for each address.
• Schools: Boerne ISD's district office is at 235 Johns Road. The district runs two high schools, Boerne High School and Champion High School.
• Utilities: the City of Boerne owns and operates its own electric, natural gas, water and wastewater systems.
• Commute: I-10 is the main route to San Antonio. Test it at the hours you'd actually drive.

Boerne ISD schools and attendance zones

Boerne ISD's attendance zone page lists these campuses:

• Elementary: Cibolo Creek, Kendall, Curington, Van Raub, Fabra, Viola Wilson, Fair Oaks Ranch and Herff elementary schools.
• Middle: Capt. Mark Tyler Voss Middle School, Boerne Middle School North and Boerne Middle School South.
• High: Boerne High School and Champion High School.
• Also listed: Boerne Academy.

To find the schools for a specific house, enter the street address and ZIP code in Boerne ISD's InfoFinder. It shows a My Schools tab and a My Bus Stops tab. The district notes that addresses near boundary lines must be verified by its Administrative Services Department, so do that before your option period ends if schools are a deciding factor. Boundaries can change as the district grows, and the listing description doesn't count as verification.

Esperanza Boerne: what buyers should check

Esperanza is a master-planned community in Boerne, and many buyers searching Boerne real estate end up touring there. It has a Boerne ISD campus inside the community: Dr. Ferdinand L. Herff Elementary is at 604 Esperanza Blvd and serves Pre-K through fifth grade. Still run InfoFinder for the exact address rather than assuming every home in Esperanza is zoned to Herff.

For any home in Esperanza or another Boerne master-planned community, gather these before you commit:

• HOA documents: dues, transfer fees, amenity access rules and architectural guidelines.
• Special district notices: TREC contracts include a required-notices section that covers MUD, PID and similar districts. Read any notice attached to your contract and ask how it affects your tax bill.
• Builder contracts on new homes: builder contracts differ from the standard resale contract. Get your own inspection even on new construction. Bel's new construction guide covers questions to ask the builder.
• Utility providers: confirm which provider serves the address for electric, gas, water and sewer.

Kendall County appraisal and property taxes in Boerne

Look up any Boerne address on Kendall Appraisal District's property search before you make an offer. Note the taxing units listed (county, city, school district and any special districts), because they determine your tax bill. If you buy in Boerne and live there as your principal residence, apply for a residence homestead exemption with the appraisal district. The Texas Comptroller states that school districts must provide a $140,000 homestead exemption. The general filing deadline is before May 1. Bel's Texas property taxes guide explains how rates and exemptions work together.

Acreage, ag and wildlife valuations

Some Hill Country acreage carries an agricultural or wildlife valuation. Kendall Appraisal District points owners to the Comptroller's manual for appraising agricultural land. Before buying, ask the seller and the appraisal district whether a special valuation is in place, what use it requires and what could change after the sale. Also ask for the survey, easements and records for the well and septic system.

City of Boerne utilities vs. homes outside city limits

The City of Boerne utility department runs electric, natural gas, water and wastewater service. The city draws water from Boerne City Lake, groundwater wells and treated surface water from Canyon Lake through the Guadalupe-Blanco River Authority. Customers get one bill, and trash and recycling collection by WM is included.

Water and wastewater service is limited to properties inside city limits. Electric and gas service can extend outside them depending on territory. A home with a Boerne mailing address outside city limits may use a private well, septic system or another provider. Check the city's current water restriction stage too, because it affects how often you can run sprinklers. The city's utilities office is at 447 N. Main Street.

Commute, flood and inspection checks for Boerne homes

• Drive I-10 at rush hour to your workplace, base or school before you choose a street.
• Look up the lot on FEMA's Flood Map Service Center. Check the whole parcel, not just the house footprint, especially near creeks.
• Inspect beyond the house: on acreage, add well, septic and boundary checks to the standard inspection. Use Bel's home tour checklist to stay organized.
• Compare nearby options: if you're also weighing Comal County, read Boerne vs. New Braunfels or the broader San Antonio suburbs guide.

Older in-town Boerne homes

Homes near downtown Boerne often sit on established lots close to shops and city services, and they bring their own inspection priorities. Ask your inspector to look closely at the foundation, drainage, roof, electrical and plumbing, and ask the seller for permits and receipts for past renovations. Confirm the home is inside city limits if you're counting on City of Boerne water and wastewater. If you plan to remodel, call the city about permits before your option period ends so you know what's allowed on that lot.

Making an offer on a Boerne home

The Texas purchase process works the same way in Kendall County as in Bexar County. A few steps deserve extra attention in Boerne:

1. Read the Seller's Disclosure Notice before you sign, and compare it with what you see on the tour. Bel's guide to the Texas Seller's Disclosure Notice explains each section.
2. Size your option period to the property. Acreage may need well, septic and survey reviews on top of a home inspection, and specialists may need more time to schedule.
3. Order HOA documents early in Esperanza and other master-planned communities so you can review dues and rules before the option period ends.
4. Confirm the appraisal plan with your lender. On unusual or acreage properties, ask how the appraiser will find comparable sales.
5. Verify schools and taxing units on InfoFinder and the Kendall Appraisal District record while you can still walk away.

Financing a Boerne home

Boerne buyers use the same loan types as San Antonio buyers, including conventional, FHA, VA and USDA where the property qualifies. Veterans and active-duty buyers moving from JBSA can read the VA home loan guide. First-time buyers can compare state programs in first time home buyer Texas programs, keeping in mind that those programs have income and purchase price limits. Bel is not a lender, so confirm eligibility with your loan officer.

Tour homes for sale in Boerne with a bilingual agent

Bel Thanadabouth is a Texas-licensed real estate sales agent with Home Pros Real Estate Group who helps buyers compare Boerne homes against San Antonio options, in English or Spanish. Visit the Boerne real estate page, call or text (210) 932-3606, or request a Boerne home tour.