Cibolo, Texas, has quickly earned a reputation as a charming, family-friendly city located northeast of San Antonio.
Known for highly rated schools, diverse dining, and convenient access to major highways,
Cibolo attracts professionals, growing families, and retirees alike. If you’re looking to settle in a community that blends small-town ambiance with modern amenities, Cibolo might be your perfect match.
Below, you’ll discover some of the best neighborhoods in Cibolo, TX, and gain actionable insights about property values, local schools, and everyday conveniences.
This guide is designed to help you find the right fit for your lifestyle and budget.
Key Considerations When Choosing a Neighborhood
Choosing the right neighborhood in Cibolo can enhance your daily life and long-term investment potential. Here are some important factors to weigh before making your decision:
School District Quality: The Schertz-Cibolo-Universal City Independent School District (SCUC ISD) is a major draw for families. Look for neighborhoods close to top-rated elementary, middle, and high schools.
Commute & Accessibility: Cibolo lies between San Antonio and New Braunfels, making it a strategic location for professionals. Fast access to I-35 or FM 1103 can reduce daily commute times.
Home Values & Property Taxes: Neighborhoods offer a range of home prices. Understanding local property tax rates and market trends can help you plan your monthly costs.
Amenities & Recreation: Parks like Niemietz Park and local sports fields add to the city’s family-friendly appeal. Neighborhoods with community pools, walking trails, and playgrounds enhance quality of life.
Future Growth: As Cibolo expands, new businesses, restaurants, and entertainment options continue to emerge. Neighborhoods near these upcoming hubs may see increased property values over time.
1. Buffalo Crossing
Buffalo Crossing is a popular neighborhood known for its welcoming streets, well-designed homes, and close proximity to major highways. Families appreciate the playgrounds, while commuters value the easy access to I-35 and FM 1103. With modern home builds and competitive prices, Buffalo Crossing often appeals to first-time buyers and seasoned homeowners alike.
Modern Homes: Many properties are relatively new, offering updated features and energy-efficient designs.
Family-Oriented Amenities: Residents enjoy walking trails, a children’s playground, and a community park.
Great Location: Short drives to shopping centers, restaurants, and local schools.
Most homes in Buffalo Crossing range from the high $200s to the mid $300s, though prices can vary depending on upgrades and lot size. Property tax rates here are generally aligned with Cibolo’s average, which makes it a budget-friendly option for many buyers.
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2. Bentwood Ranch
Bentwood Ranch offers established charm and a tranquil environment. This neighborhood boasts a strong sense of community, regularly hosting events and gatherings that foster close-knit relationships. Families and retirees alike enjoy scenic streets, a well-maintained park, and easy access to nearby stores and local schools.
Community Spirit: Neighbors often know each other well, creating a welcoming atmosphere.
Bentwood Ranch Park: A popular spot featuring sports courts, a splash pad, and playground areas for kids.
Well-Maintained Homes: Many properties offer matured landscaping and careful upkeep, contributing to attractive curb appeal.
Bentwood Ranch typically features single-family homes in the low to mid $300s. Residents pay a standard property tax rate, slightly varying based on lot location. Many buyers note that the quality of life here is worth the investment, especially considering the strong sense of community.
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3. Turning Stone
Turning Stone is a master-planned neighborhood with upscale amenities and stylish homes. Known for its resident-exclusive pool, sports courts, and a full-time activities director, this community feels like a resort. The well-lit streets and gated sections (in select areas) add to the safety, making it an appealing destination for families and professionals.
Resort-Style Amenities: Residents enjoy a pool, basketball courts, and a splash pad.
Gated Sections: Some parts of the neighborhood have gated entry for extra security.
Active Residents’ Association: Regularly organizes social events and gatherings.
Turning Stone typically houses larger, executive-style homes, often ranging from the mid $300s to the low $400s. While property tax rates mirror other parts of Cibolo, the community’s upscale features can lead to slightly higher HOA fees.
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4. Falcon Ridge
Falcon Ridge is a long-established neighborhood prized for its convenient location near FM 1103 and I-35. Many families choose Falcon Ridge for the zoned schools and easy access to local parks. With a variety of home styles—ranging from cozy single-story to spacious two-story builds—there’s something to fit different budgets and preferences.
Location: Quick commute to military bases like Randolph AFB and Fort Sam Houston.
Housing Variety: Older homes with unique architecture and modern builds, offering a diverse real estate selection.
Community Amenities: Includes a pool, sports courts, and walking trails that encourage outdoor activities.
Home prices in Falcon Ridge usually span from the mid $200s to the upper $300s, depending on age, upgrades, and lot sizes. While the property tax rate is typical for Cibolo, some streets may fall under slightly different taxing jurisdictions, so double-check before purchasing.
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5. Heights of Cibolo
Nestled near the heart of Cibolo, Heights of Cibolo caters to families seeking top-notch amenities and newer construction homes. The neighborhood offers a mix of well-built single-story and two-story properties featuring contemporary designs. It’s also conveniently located near thriving retail centers, making weekend errands a breeze.
Spacious Lots: Many homes provide ample yard space for gardening or entertaining.
Minutes from Shopping: Grocery stores, dining options, and pharmacies are just a quick drive away.
Friendly Streets: Cul-de-sacs and low traffic areas give a peaceful suburban feel.
Expect home prices in this area to generally sit in the low to mid $300s. With plenty of newer constructions, property values in Heights of Cibolo often appreciate steadily, making it a solid investment for potential homeowners.
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6. Gatewood
Gatewood is known for its peaceful environment and proximity to local schools. Families, especially those with young children, often gravitate here for quick drop-offs and pick-ups. A well-maintained homeowner’s association keeps common areas tidy, adding to the overall curb appeal and community pride.
School Proximity: SCUC ISD campuses are just around the corner, making mornings smoother.
Tidy Streets: Clean sidewalks and manicured lawns reflect a cohesive community standard.
Friendly Neighbors: Block parties and seasonal festivities build close connections among residents.
Housing options in Gatewood usually range from the upper $200s to the mid $300s, depending on floor plans and updates. With moderate HOA fees and standard Cibolo tax rates, Gatewood provides an attractive balance between affordability and community amenities.
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7. Charleston Parke
Charleston Parke presents a small-town vibe within Cibolo’s expanding landscape. This quiet neighborhood is surrounded by mature trees and features a variety of home sizes. Residents appreciate the calm setting, along with easy access to restaurants, shops, and nearby recreational areas like Niemietz Park.
Serene Setting: Tree-lined streets enhance the neighborhood’s peaceful character.
Close to Recreation: Quick access to parks, ensuring family outings are simple and fun.
Community Cohesion: Homeowners often host block parties and neighborhood gatherings.
Home Value Insights
Charleston Parke home prices span the low $200s to the mid $300s, dependent on lot size and interior renovations. This flexibility accommodates both first-time buyers and established homeowners seeking a quiet retreat.
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8. Saratoga
Saratoga is an up-and-coming neighborhood offering newer builds, attractive floor plans, and modern features. It’s conveniently located near main roads, making commuting or weekend trips to nearby cities straightforward. With active homeowners who keep properties in top shape, Saratoga’s sense of pride is evident the moment you enter.
Modern Home Designs: Builders prioritize open-concept floor plans with energy-efficient features.
Convenient Access: Only minutes from major highways, schools, and retail areas.
Neighborhood Involvement: Social committees plan events like holiday parties and garage sales.
Saratoga’s home prices typically start in the low $300s, although some larger homes with premium upgrades may reach the mid to upper $300s. While the HOA fees are modest, they fund amenities like community landscaping and organized neighborhood events.
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Neighborhood Comparison Tables
Below are two tables offering an at-a-glance comparison of median home prices, property tax rates, commute times, and nearby amenities. Use these snapshots to narrow down which neighborhood suits your lifestyle best.
Median Home Prices & Property Taxes
| Neighborhood | Median Home Price | Property Tax Rate (Approx) |
|---|---|---|
| Buffalo Crossing | $280K - $330K | 2.3% - 2.4% |
| Bentwood Ranch | $300K - $340K | 2.3% - 2.4% |
| Turning Stone | $330K - $400K | 2.3% - 2.5% |
| Falcon Ridge | $270K - $350K | 2.3% - 2.4% |
| Heights of Cibolo | $300K - $350K | 2.3% - 2.4% |
| Gatewood | $280K - $330K | 2.3% - 2.4% |
| Charleston Parke | $220K - $320K | 2.3% - 2.4% |
| Saratoga | $300K - $380K | 2.3% - 2.4% |
Note: Property tax rates can fluctuate slightly depending on local jurisdictions and yearly assessments.
Commute Times & Nearby Amenities
| Neighborhood | Commute to San Antonio (minutes) | Nearest Grocery Store (miles) | Nearby Park |
|---|---|---|---|
| Buffalo Crossing | 25-30 | ~2.0 | Niemietz Park |
| Bentwood Ranch | 25-35 | ~1.5 | Bentwood Ranch Park |
| Turning Stone | 25-35 | ~3.0 | Turning Stone Park |
| Falcon Ridge | 20-30 | ~2.5 | Falcon Ridge Park |
| Heights of Cibolo | 25-35 | ~1.5 | Heights of Cibolo Park |
| Gatewood | 25-35 | ~2.5 | Gatewood Park |
| Charleston Parke | 25-35 | ~2.0 | Charleston Parke Park |
Tip: Rush hour can impact these times. Early morning and late afternoon traffic tends to be the heaviest.
Frequently Asked Questions
1. What are the best neighborhoods in Cibolo for families with young children?
Neighborhoods like Gatewood and Buffalo Crossing are popular among families. They offer easy access to SCUC ISD schools and multiple recreational areas. You’ll find safe streets, community parks, and family-oriented amenities. Events such as block parties and holiday gatherings make it simple to meet neighbors and create a supportive environment for your children.
2. How far is Cibolo from downtown San Antonio?
Cibolo is typically a 25- to 35-minute drive from downtown San Antonio, depending on traffic and your specific neighborhood. If you take I-35, you’ll likely encounter rush hour congestion, so plan a little extra time for your commute. Many residents enjoy Cibolo’s peaceful atmosphere yet stay close to big-city amenities.
3. Are there gated communities in Cibolo?
Yes, neighborhoods like Turning Stone include gated sections for added privacy and security. These areas often have more extensive HOA guidelines, but the trade-off is enhanced safety measures and well-maintained amenities. Gated communities may also include features like guarded entrances, private pools, and exclusive recreational facilities.
4. What is the cost of living like in Cibolo, TX?
Cibolo offers a moderate cost of living compared to nearby metropolitan areas. While home prices have risen in recent years, property tax rates hover around 2.3% to 2.4%. Groceries, utilities, and other daily expenses remain comparable to Texas state averages, making Cibolo an attractive place for both families and retirees.
5. Do these neighborhoods have community amenities?
Yes. Many Cibolo neighborhoods, such as Turning Stone, Bentwood Ranch, and Falcon Ridge, feature amenities like swimming pools, playgrounds, sports courts, and walking trails. Homeowners associations often manage these shared spaces, hosting neighborhood events that help residents socialize and foster a sense of community.
6. Which neighborhoods offer newer construction homes in Cibolo?
If newer homes top your list, focus on areas like Turning Stone, Heights of Cibolo, and Saratoga. These communities boast modern builds with energy-efficient features and open-concept floor plans. Prices often fall in the mid $300s, although you can find more affordable or higher-end options depending on your budget and desired size.
7. How can I find the right neighborhood based on property values?
Research average home prices in each area and review recent sale trends to see where values are stable or rising. You can reference websites like the Guadalupe County Appraisal District for property tax details. When touring properties, compare listing prices, neighborhood amenities, and any additional fees like HOA dues to estimate long-term costs.
8. Is Cibolo a good option for military families?
Yes. Many military families choose Cibolo for its proximity to bases like Randolph AFB and Fort Sam Houston. Commute times are manageable, and SCUC ISD schools generally receive positive ratings. Neighborhoods like Falcon Ridge and Buffalo Crossing offer convenient access to main roads, making it simpler to reach on-base facilities or attend community events.
