Welcome to Cibolo, Texas—a vibrant suburb just 20 miles northeast of San Antonio that balances small-town warmth with convenient access to big-city amenities.
Whether you’re a first-time homebuyer, an experienced homeowner looking to upsize or downsize, or an investor seeking promising opportunities, Cibolo offers a variety of neighborhoods to fit your budget, lifestyle, and goals.
In this guide, we’ll explore the best neighborhoods in Cibolo, TX, share real estate trends, and address the most common questions homebuyers have.
Why Cibolo, TX Stands Out for Homebuyers
Cibolo is home to approximately 34,814 residents who enjoy a friendly community atmosphere and a median household income of $97,667 (Source: U.S. Census Bureau).
The Schertz-Cibolo-Universal City ISD (SCUCISD) is well-regarded for its high-performing schools, making this area especially appealing to families. Home prices here average around $382,500, which can be more affordable than San Antonio’s downtown average of around $400,000.
Key Benefits of Living in Cibolo:
Proximity to Randolph Air Force Base: A major convenience for military families and retirees.
Commute-Friendly: Only about 30 minutes from downtown San Antonio, making it easy to access city jobs and amenities.
Plenty of Parks & Trails: Great for outdoor enthusiasts and families looking for safe recreational spaces.
Cibolo offers a growing real estate market, good schools, and a convenient location—ideal for a wide range of homebuyers, from families to military personnel to investors.
Top Neighborhoods in Cibolo, TX
Let’s explore four standout neighborhoods that cater to different budgets and lifestyles.
The Crossvine: Modern Family Living
The Crossvine is perfect for homebuyers wanting a modern vibe, resort-style amenities, and top-rated schools.
Price Range: $350,000–$500,000
Typical Home Size: 2,000–2,800 sq. ft.
Schools: SCUCISD (e.g., O.G. Wiederstein Elementary, rated 8/10 by GreatSchools.org)
Why It’s Great
Resort-style community features like pools, walking trails, and communal gardens.
Close proximity to Randolph AFB—a plus for military families.
Ideal for buyers seeking new or newer construction homes with modern layouts.
Real-Life Example
A family purchased a 4-bedroom home here for around $385,000, enjoying access to a neighborhood pool and green spaces. With an approximate $600/year HOA, the community stays well-maintained.
Buffalo Crossing: Affordable Starter Homes
Buffalo Crossing is a solid choice for those looking to buy their first home or keep costs manageable while still enjoying a friendly neighborhood setting.
Price Range: $300,000–$400,000
Typical Home Size: 1,800–2,500 sq. ft.
Schools: SCUCISD
Why It’s Great
Budget-friendly price points suitable for first-time buyers or those looking for moderate monthly payments.
Family-oriented environment with parks and quiet streets.
HOA fees around $400/year help maintain neighborhood amenities.
Real-Life Example
One couple bought a 3-bedroom home for around $325,000, finding an appealing mix of affordability and family-friendly living.
Mesa at Turning Stone: Spacious Value
If you need a bigger home or yard without stretching your budget too far, Mesa at Turning Stone offers a balance of space and value.
Price Range: $340,000–$450,000
Typical Home Size: 2,000–3,000 sq. ft.
Schools: SCUCISD
Why It’s Great
Generously sized lots offer room for outdoor activities, gardening, or future expansions.
Quiet surroundings and scenic views, appealing to those seeking a bit of privacy.
HOA fees around $300/year maintain shared spaces.
Real-Life Example
A military veteran purchased a 4-bedroom home for about $360,000 using a VA loan, benefiting from zero down payment and a spacious backyard.
Saddle Creek Ranch: Upscale Comfort
Saddle Creek Ranch suits buyers seeking a more upscale, comfortable living experience with plenty of room to grow.
Price Range: $375,000–$550,000
Typical Home Size: 2,500–3,500 sq. ft.
Schools: SCUCISD (e.g., Jordan Intermediate, rated 7/10 by GreatSchools.org)
Why It’s Great
Larger homes with modern designs and high-end finishes.
Green spaces and walking paths for outdoor enthusiasts.
HOA fees around $500/year help maintain upscale amenities and community aesthetics.
Real-Life Example
A family bought a 4-bedroom home here for around $410,000, enjoying an open floor plan and a roomy kitchen, making it ideal for hosting.
Comparing Cibolo Neighborhoods
Use the table below to quickly see which neighborhood best fits your criteria:
| Neighborhood | Price Range | Size (Sq. Ft.) | Key Perks | Price/Sq. Ft. |
|---|---|---|---|---|
| The Crossvine | $350K–$500K | 2,000–2,800 | Pool, trails, top schools | $180–$200 |
| Buffalo Crossing | $300K–$400K | 1,800–2,500 | Budget-friendly, family | $150–$170 |
| Mesa at Turning Stone | $340K–$450K | 2,000–3,000 | Spacious lots, good value | $160–$180 |
| Saddle Creek Ranch | $375K–$550K | 2,500–3,500 | Upscale, modern designs | $170–$190 |
Most Budget-Friendly: Buffalo Crossing
Best for More Space: Mesa at Turning Stone
Ideal for Modern Amenities: The Crossvine
Upscale Choice: Saddle Creek Ranch
Cibolo Real Estate Trends
Cibolo’s housing market remains competitive, with steadily rising prices and quick sales, especially in the under-$400K range.
Here’s an overview of the local market:
Median Home Price: $382,500 (an increase of about 3% from last year)
Average Days on Market: 54 days (5 days more than last year)
Price Per Square Foot: $169 (2% rise from last year)
Active Listings: 897 (8% higher than last year)
Despite more listings, it’s still seen as a seller’s market because demand is strong—particularly for homes under $400,000. Buyers sometimes find opportunities to negotiate, like a recent sale where a 3-bedroom home closed for $345,000, which was $10,000 below the asking price.
Frequently Asked Questions
1. What are the best neighborhoods in Cibolo, TX?
The Crossvine, Buffalo Crossing, Mesa at Turning Stone, and Saddle Creek Ranch each offer distinct benefits, from affordability to upscale amenities.
2. How much do homes generally cost in these neighborhoods?
Prices typically span from $300,000 to $550,000, with a median around $382,500. You can find starter homes in Buffalo Crossing for around $300K and more upscale homes in Saddle Creek Ranch for over $500K.
3. Can I use a VA loan in Cibolo neighborhoods?
Yes, you can. VA loan limits in this region often go up to $806,500, allowing many qualified buyers to purchase with no down payment.
4. Which Cibolo neighborhood is considered the most budget-friendly?
Buffalo Crossing generally has the lowest price range, around $300K–$400K, making it popular for first-time buyers or those on tighter budgets.
5. Are Cibolo neighborhoods good for families?
Absolutely. Buffalo Crossing and Mesa at Turning Stone are especially noted for their parks, family-friendly communities, and SCUCISD schools.
6. How does the cost of homes in Cibolo compare to San Antonio’s?
Median prices in Cibolo ($382K) are often slightly lower than in downtown San Antonio ($400K), and you tend to get more space and a quieter suburban feel.
7. What’s the best neighborhood for schools in Cibolo?
The Crossvine is close to O.G. Wiederstein Elementary (8/10), though all four highlighted neighborhoods fall under SCUCISD, known for strong academic performance.
8. Is Cibolo a buyer’s or seller’s market right now?
It’s generally a seller’s market due to limited inventory and strong demand, although occasional deals can be found.
Summary and Key Takeaways
Neighborhood Variety: From budget-friendly (Buffalo Crossing) to upscale (Saddle Creek Ranch), there’s a neighborhood for every type of homebuyer.
Growing Market: Cibolo’s median home price is $382,500, rising steadily, yet often more affordable than downtown San Antonio.
Family-Friendly & Military-Friendly: SCUCISD schools and proximity to Randolph Air Force Base make Cibolo popular with families and service members.
Act Quickly: Homes under $400K move fast. Get pre-approved for a mortgage to strengthen your offer.
