Questions people ask before they call me

Texas has no state income tax, and the trade is property tax. Exactly what you pay depends on your city, county, and school district, and San Antonio-area effective rates sit well above the U.S. median of about 1.0%. Two changes voters approved in November 2025 matter this year: Proposition 13 raised the school-district homestead exemption to $140,000 for the 2025, 2026, and 2027 tax years, and Proposition 11 raised the extra school exemption for homeowners 65 or older or with a disability from $10,000 to $60,000, so eligible owners can shield up to $200,000 of value from school taxes. Bexar County also adds its own 20% local-option exemption, and once a homestead is filed your value can't jump more than 10% in a year. The numbers are address-specific, so I pull the last two years of actual tax history on any home you consider and model the bill into your monthly budget before we ever write an offer. See the full county-by-county breakdown on my <a href="/property-taxes/" class="font-semibold text-primary-dark underline underline-offset-2">property tax guide</a>.

The starting point is the metro median, which ran about $302,000 in September 2026 (SABOR), roughly flat with a year earlier (other trackers put it between about $257,000 and $319,000 depending on methodology). Below $300,000 there are still entry-level homes and new builds, including the newest corridor on the south side along I-37 with homes from the low $200s. From about $285,000 to $375,000, new construction in Schertz and Cibolo (SCUCISD) and along the Potranco and Loop 1604 stretch (Northside ISD) is where much of the fresh inventory sits. Above about $500,000, the Hill Country communities like Boerne and Bulverde and the established city neighborhoods come into view. The honest part is the monthly number, not the price tag: property tax and insurance add hundreds to a payment, so I match budgets to neighborhoods with real sold data and the full monthly cost, not just list prices.

Boerne homes run roughly 1.7 to 2 times San Antonio prices: Redfin put the Boerne city median around $450,000 for the three months ending May 2026, while ZIP 78006 medians ran about $556,000 to $625,000 in late 2025, against a San Antonio median near $302,000. The tax math softens the gap, because Kendall County's rates run lower than Bexar County's, so the absolute annual bill on a Boerne home ends up comparable to a San Antonio one. What you're paying for is Boerne ISD's strong reputation, a walkable historic downtown, quiet Hill Country streets, and a small-town feel. If schools and community rank above commute and price, Boerne is worth it. If not, a city-adjacent suburb often fits better. It's a priorities conversation, not a right-or-wrong one.

Both are strong options in San Antonio, and 2026 has a distinct tilt: there's a surplus of builder spec homes in Converse, Schertz, and the far west near Helotes, which gives buyers real negotiating room on price and incentives. New construction means modern floor plans, warranties, and builder incentives, but you pay for upgrades, wait for completion, and buy into a developing neighborhood. Resale means an established lot, mature trees, and a finished yard, sometimes at a lower price per square foot. The 2026 new-build hot spots are Schertz and Cibolo, the Potranco and Loop 1604 stretch, and the entry-level corridor along I-37. I show clients both sides so the decision is a real comparison, and if you buy new, I protect your interests through the builder contract and incentive negotiation.

Yes, and it costs you nothing out of pocket. The agent at the builder's sales office represents the builder, not you. Bringing your own REALTOR means someone reviews the contract, negotiates the incentives, coordinates the independent inspection, and protects your interests through closing. The builder typically pays the commission. The buyers who skip representation leave money and protection on the table.