Homes for Sale in Bulverde, TX
Bulverde sits along US-281 between San Antonio and Canyon Lake with a median sale price near $433,000 and roughly 85 days on market. The city of 6,486 draws families and Hill Country lifestyle buyers with Comal ISD schools, natural spring-fed creeks, and ranch-country terrain north of Loop 1604.
Talk to an LRG Agent About Bulverde →Bulverde Market Snapshot
Source: Redfin/Orchard & RentCafe Q1 2026 estimates. Verify before making purchase decisions.
Bulverde Demographics
Population, income, and housing tenure for the city and surrounding Comal County.
- Population6,486 / 245,038
- Median household income$100,000 / $118,610
- Median home value$420,000
- Median age42.0 yrs
- Population growth3.5% (2019–24)
Source: U.S. Census Bureau, American Community Survey 5-Year Estimates (2019–2023).
Bulverde Commute Times
Bulverde connects to San Antonio via US-281 south and to New Braunfels via FM 306.
| Destination | Distance | Off-Peak | Rush Hour |
|---|---|---|---|
| Stone Oak / NE SA | ~10 mi via US-281 | 12–15 min | 18–25 min |
| Downtown San Antonio | ~25 mi via US-281 | 25–30 min | 40–50 min |
| New Braunfels | ~18 mi via FM 306 | 20–22 min | 25–30 min |
| Canyon Lake | ~12 mi via FM 306 | 15 min | 15–18 min |
Drive times are approximate estimates from Bulverde city center. Actual times vary by route and traffic conditions.
Bulverde at a Glance
- Hill Country setting
- Spring-fed creeks, live oaks, and rolling terrain define the landscape north of 1604.
- Comal ISD
- Well-regarded district serving the Bulverde/Spring Branch corridor.
- Low Comal County taxes
- Effective ~1.70%, lower than Bexar and Guadalupe counties.
- Stone Oak proximity
- 10–15 min drive to Stone Oak’s medical, retail, and restaurant corridor.
- US-281 congestion
- Two-lane highway between Bulverde and 1604 backs up heavily during rush.
- Well and septic
- Many properties outside city limits use well water and septic systems.
- Limited city services
- Small-town infrastructure. Fire, EMS, and water provided by various districts.
- Builder-driven market
- New master-planned communities dominate. Older resale is limited.
Flood data: FEMA Flood Map Service Center.
What It Costs to Buy in Bulverde
- Property taxes
- Bulverde’s effective property tax rate runs approximately 1.70%. On a $433000 home that’s roughly $7,361/year before the homestead exemption. For current rates and exemption forms, visit the Comal Appraisal District.
- Closing timeline
- Cash transactions close in 14 to 21 days. Financed purchases run 30 to 45 days depending on lender and appraisal turnaround.
- HOA presence
- HOA $40–$100/month in master-planned. Ranchette properties typically no HOA.
Tax data: Comal Appraisal District, 2024 certified values.
Use our monthly payment stack checklist to estimate your all-in housing cost.
Bulverde Neighborhoods
Johnson Ranch
Large master-planned by Southerland Communities. Homes $380s–$600s. Comal ISD.
Singing Hills
Established Hill Country community. Homes $350s–$550s.
Ammann Road area
Ranchettes on 1–5 acres. Homes $400s–$800s.
Downtown Bulverde
Small crossroads along US-281 with local businesses.
Bulverde Schools
| School | Grades | Enrollment | District |
|---|---|---|---|
| Bulverde Creek Elementary | PK-5 | ~650 | Comal ISD |
| Johnson Ranch Elementary | PK-5 | ~620 | Comal ISD |
| Hoffmann Lane Elementary | PK-5 | ~720 | Comal ISD |
| School | Grades | District |
|---|---|---|
| Spring Branch Middle | 6-8 | Comal ISD |
| Church Hill Middle | 6-8 | Comal ISD |
| School | Grades | District |
|---|---|---|
| Smithson Valley High School | 9-12 | Comal ISD |
| District | Schools | Enrollment |
|---|---|---|
| Comal ISD | 32 | ~28,000 |
School data: GreatSchools.org & NCES Common Core of Data. Verify enrollment eligibility directly with the district.