Bulverde, TX Real Estate & Homes for Sale

Overview for Bulverde, TX

6,164 people live in Bulverde, where the median age is 53.9 and the average individual income is $46,350. Data provided by the U.S. Census Bureau.

6,164

Total Population

53.9 years

Median Age

Low

Population Density Population Density This is the number of people per square mile in a neighborhood.

$46,350

Average individual Income

Welcome to Bulverde, TX

Known as "The Front Porch of the Texas Hill Country," Bulverde is a scenic community nestled in southwestern Comal County. This charming city sits approximately 22 miles north of downtown San Antonio, offering residents the best of both worlds—peaceful Hill Country living with convenient metropolitan access.

Rolling hills, majestic live oak trees, and proximity to Canyon Lake and the Guadalupe River define the landscape. The area attracts families, retirees, and professionals seeking space, tranquility, and a strong sense of community without sacrificing urban conveniences.

Bulverde maintains a distinct small-town identity despite steady growth. The population has increased by over 33% since 2000, reflecting its appeal to those escaping urban congestion. Master-planned communities, established ranchettes, and custom home sites on multi-acre lots provide diverse housing options.

History of Bulverde

The area's history spans over two thousand years. Archaeological evidence indicates Paleo-Indians lived along Cibolo Creek, where water and game were plentiful. The "Bulverde Point," a distinctive arrowhead style, dates from 2,500 to 600 BCE and bears the community's name.

German immigrants settled the area in 1850, originally calling it Pieper Settlement after Anton Pieper. Mail arrived weekly from Smithson Valley to Carl Koch's house. A post office operated from 1879 to 1919, named for early landowner Luciano Bulverdo.

The modern city formed through an unusual process. Between 1996 and 1999, five separate municipalities—Bulverde North, South, East, West, and Northwest—consolidated through 22 separate elections. On May 11, 1999, the unified City of Bulverde was officially named.

Historic communities like Mustang Hill, Herrera, Ufnau, Honey Creek, and Green Hill once dotted the surrounding landscape. Their schools eventually consolidated with the Bulverde school district. In May 2015, residents adopted a home-rule charter to exercise greater control over development.

Location & Geography

Bulverde occupies 9.6 square miles in the Edwards Plateau at approximately 1,096 feet above sea level. The city lies at the crossroads of U.S. Highway 281, State Highway 46, and Farm-to-Market Road 1863.

Key Distances

22 miles north of downtown San Antonio
19 miles west of New Braunfels
15 miles from Canyon Lake
25 miles south of Blanco

Cibolo Creek forms the Comal-Bexar County line just south of the city. Honey Creek flows through the western portions. The terrain features rolling hills, limestone outcroppings, and clusters of live oak and Ashe juniper trees.

Climate

The humid subtropical climate delivers hot summers and mild winters. July averages 92°F high and 73°F low. January averages 68°F high and 41°F low. The growing season spans 265 days with approximately 300 sunny days annually. Annual precipitation averages 30-33 inches.

Housing Market Overview

Bulverde's real estate market offers premium Hill Country living at various price points. The median home value hovers around $470,000-$475,000, with median sale prices reaching approximately $473,000 as of late 2024. Prices range from around $350,000 for entry-level homes to over $3 million for luxury estates.

Market Characteristics

Median price per square foot: approximately $190-$240
Average days on market: 80-95 days
Single-family detached homes: 92.6% of housing stock
Owner-occupied rate: approximately 92%
10-year appreciation rate: approximately 117%

Housing stock ranges from 1970s-era homes in established areas to brand-new construction in master-planned communities. Most homes feature three to four bedrooms with lot sizes varying from standard subdivision plots to multi-acre parcels. Custom homes and semi-custom builds dominate the luxury segment.

Relocating to Bulverde

Verify school boundaries carefully. Campus zones within Comal ISD change; confirm exact assignments before purchasing.
Plan for vehicle dependence. Public transportation is virtually nonexistent. Multiple vehicles per household is standard.
Investigate water sources. Some properties rely on wells and septic systems rather than municipal services. Factor maintenance costs into your budget.
Check HOA restrictions thoroughly. Rules vary dramatically—from strict master-planned communities to unrestricted acreage.
Test your commute during peak hours. U.S. 281 traffic has increased significantly. Morning and evening rush adds time.
Research flood zones. Approximately 16% of properties face flood risk. Verify FEMA maps before purchasing.
Understand property tax entities. Tax rates average around 1.8%, lower than San Antonio, but vary by location and applicable districts.

Factors to Consider When Buying

Lot Size and Type. Options range from quarter-acre subdivision lots to 5+ acre parcels. Larger lots may require well/septic systems.
Community Amenities. Master-planned neighborhoods offer pools, trails, and clubhouses. Established areas provide privacy without fees.
School Assignment. Comal ISD serves the area with highly-rated campuses. Verify current feeder patterns for your specific address.
Commute Route. U.S. 281 provides the main corridor to San Antonio. Morning commutes average 30-45 minutes depending on location.
Utility Infrastructure. Confirm availability of natural gas, high-speed internet, and municipal water versus well systems.
Wildlife and Natural Hazards. Wildfire risk affects 100% of properties. Deer, turkey, and other wildlife are abundant—consider landscaping implications.
Future Development. Research planned road improvements and nearby commercial development that could affect property values.

Factors to Consider When Selling

Seasonal Timing. Spring and early summer attract the most family buyers relocating before school starts.
Highlight School Quality. Comal ISD's reputation draws families. Emphasize campus ratings and proximity to schools.
Showcase Outdoor Features. Hill Country views, mature trees, and outdoor living spaces command premiums. Professional landscaping photography matters.
Price Competitively. Homes average 80-95 days on market. Overpricing in this market extends that significantly.
Address Well/Septic Systems. Pre-inspections and recent maintenance records eliminate buyer concerns about rural infrastructure.
Emphasize Lifestyle Amenities. Proximity to Canyon Lake, Guadalupe River, wineries, and distilleries appeals to relocating buyers.

Dining and Entertainment

Bulverde's dining scene blends Texas comfort food, Hill Country cuisine, and authentic Mexican flavors. The area has evolved from limited options to a diverse culinary landscape.

Local Favorites

Tejas Steakhouse & Saloon: Prime steaks in an authentic Western atmosphere with live country music and Saturday rodeos (March-November).
Hatch Café & Bakery: Family-owned eatery known for artisanal baked goods, fresh pastries, and Hill Country-inspired breakfast and lunch.
Mariscos EL Paisa: Hidden gem for Mexican seafood and traditional dishes with live music.
Chuck's Bar & Grill: Local hotspot for burgers, appetizers, and game-day atmosphere.
Twine Bulverde: Elevated wine bar with cigar lounge, seasonal dining, and outdoor seating beneath mature trees.

Entertainment Venues

The Old Village of Bulverde serves as the cultural heart—home to artisan boutiques, a beer garden, wine bar, and workshops in jewelry making, painting, and fused glass. Rebecca Creek Distillery offers tours, tastings, and live music events. Dry Comal Creek Vineyards produces award-winning Texas-style wines.

The nearby JW Marriott San Antonio Hill Country Resort provides upscale dining, spa services, and the River Bluff Water Experience—popular with locals for day trips. TPC San Antonio hosts the Valero Texas Open annually.

Parks and Recreation

Outdoor recreation defines the Bulverde lifestyle. From neighborhood parks to state natural areas, opportunities for hiking, swimming, fishing, and water sports abound.

Bulverde Community Park

This 13-acre family recreational facility features age-appropriate playgrounds, covered pavilions, a splash pad, basketball court, walking trails, and multi-use sports fields. The park hosts community events including "Musik in the Park" concerts and "Movies in the Park" screenings. A 6-hole disc golf course is located nearby.

Guadalupe River State Park

Located northwest of Bulverde, this 1,938-acre park offers four miles of river frontage. Activities include swimming, tubing, kayaking, fishing (rainbow trout stocked in winter), camping, hiking, mountain biking, and horseback riding. The Discovery Center provides educational programming.

Honey Creek State Natural Area

Adjacent to Guadalupe River State Park, this pristine area offers guided interpretive hikes on Saturdays featuring geology, flora, and fauna. The 2-mile trail showcases the area's natural beauty in a protected setting.

Canyon Lake

Just 15 miles northeast, Canyon Lake provides 8,230 acres of water and 80 miles of shoreline. Eight U.S. Army Corps of Engineers parks offer boat ramps, swimming areas, and camping. Activities include boating, jet skiing, kayaking, fishing, scuba diving, and parasailing.

Additional Recreation

Jumbo Evans Sports Park: 65 acres with seven soccer fields, six baseball fields, tennis courts, and football facilities.
Kleck Park: 43.5 acres of walking trails through densely wooded ranchland.
River Crossing Golf Club & Club at Rebecca Creek: Local courses offering Hill Country views.

Annual Events and Festivals

Spring Chicken Festival: Held the last Sunday in April since 1952, this festival began with the dedication of the Bulverde Community Center. The event features BBQ chicken and sausage with all the trimmings, arts and crafts, a country store, games, and prizes.

Bulverde Jubilee: This 18+ year tradition includes a parade, food, cold refreshments, arts and crafts, and family-friendly activities. Sponsored by the Friends of the Village of Bulverde with city and chamber support.

Bulverde Christmas Lighting: A 27-year tradition held the day after Thanksgiving. The downtown Village comes alive with live entertainment, food, shopping, contests, and Santa's arrival by fire truck to light the community Christmas tree. Non-perishable donations support local charities.

Ongoing Community Events:

Musik in the Park: Free concerts featuring local artists on the third Saturday of March, April, May, September, and October.
Movies in the Park: Family-friendly outdoor films at dusk with food trucks and concessions.
Day of Services: First Saturday of August—community outreach providing free services to residents.
Luke Shirley Memorial Fun Run: Annual June 5K honoring a fallen soldier.

Schools and Education

Bulverde is served by the Comal Independent School District, one of the most sought-after districts in the San Antonio metropolitan area. The district covers 589 square miles across five counties and serves over 29,000 students.

District Highlights

Five-star rating from TXSmartSchools for fiscal efficiency and student progress
"Met Standard" Texas Education Agency accountability rating
Student-to-teacher ratio: approximately 15.5:1
Test scores above state and national averages
Best Communities for Music Education designation (six consecutive years)

Schools Serving Bulverde

Elementary Schools: Rahe Bulverde Elementary, Johnson Ranch Elementary, Arlon Seay Elementary, Bill Brown Elementary
Middle Schools: Bulverde Middle School, Spring Branch Middle School
High Schools: Smithson Valley High School (primary feeder), Johnson High School (some areas)
Specialty Programs: Hill Country College Preparatory High School, Memorial Early College High School (STEM/NTN focus)

Private School Options

Bracken Christian School and Living Rock Academy provide private education alternatives within the immediate area.

Commute and Accessibility

Bulverde functions primarily as a car-dependent community. Vehicle ownership is essential for daily life, though the highway network provides solid connectivity to the greater San Antonio area.

Major Routes

U.S. Highway 281: Primary north-south corridor connecting to downtown San Antonio (30-45 minutes) and Blanco to the north.
State Highway 46: East-west connector to New Braunfels (east) and Boerne (west).
FM 1863: Local farm-to-market road providing neighborhood access.

Commute Times

Downtown San Antonio: 30-45 minutes
North San Antonio (Stone Oak): 15-25 minutes
New Braunfels: 20-25 minutes
San Antonio International Airport: 35-45 minutes

Public Transportation

Public transit is not available in Bulverde. VIA Metropolitan Transit does not extend service to this area. Residents rely entirely on personal vehicles. Some employers in San Antonio offer park-and-ride options along the 281 corridor.

Walkability and Bikeability

Walkability scores are low across most of Bulverde. Master-planned communities offer internal trail systems and sidewalks, but reaching commercial areas on foot is impractical. Recreational biking occurs on rural roads and designated trails, but cycling as transportation is limited. The city's Master Transportation Plan addresses future mobility improvements.

Why People Love Bulverde, TX

Natural Beauty and Space: The Texas Hill Country landscape captivates residents. Rolling terrain, live oak canopies, limestone outcroppings, and seasonal wildflowers create postcard-worthy scenery. Larger lot sizes—often one to five acres—provide breathing room unavailable in urban suburbs.

Quality of Life: Low crime rates, minimal traffic within the community, and a genuine small-town atmosphere draw families seeking a different pace. Neighbors know each other. Community events foster connection. The stress of city living fades at the property line.

Schools and Family Focus: Comal ISD's reputation as a top-performing district makes Bulverde particularly attractive to families. High graduation rates, strong athletics, and award-winning programs provide educational opportunities matching or exceeding private school quality.

Recreation Access: Canyon Lake, the Guadalupe River, state parks, and local trails put outdoor recreation minutes away. Tubing, fishing, kayaking, hiking, and camping become weekend routines rather than rare excursions.

Tax Advantages: No state income tax combined with property tax rates around 1.8%—lower than San Antonio—means more disposable income. Comal ISD provides an additional 20% homestead exemption.

Proximity Without Sacrifice: A 30-minute drive reaches downtown San Antonio, professional sports, international airports, and major employment centers. Residents enjoy rural living without genuine isolation.

Most Coveted Streets & Estates

Bulverde's premier neighborhoods offer distinct lifestyles from gated luxury to unrestricted Hill Country acreage.

Belle Oaks Ranch: This gated community features 1+ acre lots with mature oak trees. Amenities include a community pool, clubhouse, pickleball and tennis courts. Underground utilities include natural gas. Custom homes range from the $800,000s to over $1.5 million. Zoned for Comal ISD with excellent access to San Antonio.

Johnson Ranch: A master-planned community with varied lot sizes from half-acre to 70+ acres. Johnson Ranch Elementary School sits within the community. Homes range from $400,000 to over $1 million. The neighborhood offers pools, trails, playgrounds, and a strong sense of community. Modern amenities blend with Hill Country character.

Bulverde Hills: An established neighborhood with no HOA restrictions, offering one-acre+ lots with mature trees. The traditional rural setting appeals to those preferring freedom over community amenities. Homes range from approximately $350,000 to $600,000. Quiet streets and larger setbacks provide privacy.

Rimrock Ranch: For those seeking genuine acreage, Rimrock Ranch offers 2-5 acre homesites with horse-friendly rules. Custom homes dominate. Prices range from $600,000 to over $1 million. This is authentic Hill Country living with space for livestock, workshops, and outdoor projects.

Cypress Springs on the Guadalupe: Premium riverfront living near the Guadalupe River. Luxury homes on generous lots with direct access to water recreation. Among the most expensive addresses in the area with homes exceeding $1 million.

Thornebrook: A newer gated community by Toll Brothers featuring one-acre lots. The master plan includes 90 acres of open space, a six-acre park, and over four miles of trails. Modern single-family homes start in the upper $900,000s with four to five bedrooms and three to four-car garages.

Bulverde Estates: Dating to 1974, this established community features large, reasonably priced homes on multi-acre lots. Rolling terrain and Hill Country views characterize the setting. Entry prices around $400,000 make it accessible while maintaining the large-lot lifestyle.

Who Is Bulverde, TX For?

Bulverde appeals to specific lifestyles and priorities. Understanding whether you fit the community's profile ensures a successful move.

Families prioritizing education: Comal ISD's reputation makes Bulverde a top choice for parents seeking excellent public schools without private school tuition.
Outdoor enthusiasts: Proximity to Canyon Lake, the Guadalupe River, and state parks provides year-round recreation opportunities.
Remote workers: Those no longer tied to daily commutes can enjoy Hill Country living while maintaining careers.
San Antonio professionals: The 30-45 minute commute works for those willing to trade drive time for space and tranquility.
Retirees seeking active lifestyles: Golf courses, trails, community events, and nearby amenities support engaged retirement.
Horse and hobby farm owners: Multi-acre lots and flexible deed restrictions accommodate equestrian pursuits and agricultural hobbies.
Privacy seekers: Those escaping suburban density find breathing room on larger lots with natural buffers.

The Bottom Line: Bulverde delivers on its promise as "The Front Porch of the Texas Hill Country." For those seeking space, natural beauty, strong schools, and a genuine community atmosphere—while accepting vehicle dependence and longer commutes—it offers a lifestyle increasingly rare in the San Antonio metropolitan area. The investment in real estate here is also an investment in quality of life.

Demographics and Employment Data for Bulverde, TX

Population Households Employment

Bulverde has 2,442 households, with an average household size of 2.51. Data provided by the U.S. Census Bureau. Here’s what the people living in Bulverde do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 6,164 people call Bulverde home. The population density is 389.68 and the largest age group is Data provided by the U.S. Census Bureau.

6,164

Total Population

Low

Population Density Population Density This is the number of people per square mile in a neighborhood.

53.9

Median Age

50.26 / 49.74%

Men vs Women

Population by Age Group

0-9:

0-9 Years

10-17:

10-17 Years

18-24:

18-24 Years

25-64:

25-64 Years

65-74:

65-74 Years

75+:

75+ Years

Education Level

Less Than 9th Grade
Associate Degree
Bachelor Degree

2,442

Total Households

2.51

Average Household Size

$46,350

Average individual Income

Households with Children

With Children:

Without Children:

Marital Status

Married

Single

Divorced

Separated

Blue vs White Collar Workers

Blue Collar:

White Collar:

Commute Time

0 to 14 Minutes

15 to 29 Minutes

30 to 59 Minutes

60+ Minutes

Name	Category	Distance	Reviews	Ratings by Yelp
Visit the The Crawfish Dude SA page on Yelp Search 4 Sun Valley Dr on Google Maps	Dining	3.63 miles	6 reviews	5/5 stars
Visit the Lee’s Donuts page on Yelp Search 1136 E Borgfeld Dr on Google Maps	Dining	4.81 miles	69 reviews	4.9/5 stars
Visit the Comal Active page on Yelp Search 21965 Hwy 46 on Google Maps	Active	1.7 miles	7 reviews	5/5 stars
Visit the Unbridled Spirit page on Yelp Search 430 Stoney Ridge Rd on Google Maps	Active	3.45 miles	5 reviews	5/5 stars
Visit the Dreamcatcher Massage page on Yelp Search 4476 Hwy 281 N on Google Maps	Active	2.48 miles	9 reviews	5/5 stars
Visit the Bulverde Medspa page on Yelp Search 2877 Bulverde Rd on Google Maps	Beauty	2.21 miles	17 reviews	5/5 stars

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