Castroville TX Historic Homes, Parks, Easy Commutes

Castroville, “The Little Alsace of Texas,” sits about 25 miles west of downtown San Antonio along the Medina River. For homebuyers, recent snapshots show a median listing near $585,000, a median sold price around $527,000, listing price per square foot near $210, and typical time on market around 125–130 days. Most addresses feed Medina Valley ISD (overall district rating B / 80). Budget an effective property tax near ~1.5% of value (varies by taxing unit). Figures change; verify numbers and maps before offers.

Market Conditions

Pricing snapshot: Median listing about $585K, median sold around $527K, with listing $/sq ft near $210.
Sales pace: Typical marketing time recently close to 128 days; renovated homes move faster than project candidates.
Product mix: Historic Alsatian cottages, mid-century homes, acreage properties, and newer builds in planned communities.
Resale drivers: Riverfront parks, small-town main street, and US-90 access sustain steady demand across cycles.

Financial Considerations

Total payment view: Model principal, interest, taxes, insurance, utilities, and a maintenance reserve.
Taxes: Plan around an effective ~1.5% countywide; address-specific rates vary by taxing entities.
Preapproval first: Clean terms and verified funds improve outcomes when multiple buyers target similar homes.
Concessions: Longer days on market can support credits, repairs, or a rate buydown.

Renovation and Legal

Historic context: Street-visible work in historic areas may face review; confirm address and scope.
Common scopes: Roof and drainage, window restoration, HVAC modernization, and envelope upgrades on older homes.
Sequence: Order long-lead items early, stage inspections, and plan deliveries on narrow, tree-lined streets.
ADU potential: Some lots allow casitas; verify zoning, utilities, and permitting before design.

Community and Lifestyle

Outdoor anchors: River trails and a regional park support daily fitness, youth sports, and meetups.
Golf & greens: A local course and practice facilities add easy weekend recreation close to home.
Commute ease: US-90 links to downtown, JBSA-Lackland, and Loop 410 within practical windows.
Town rhythm: Markets, festivals, and historic walking tours reinforce small-town cohesion and charm.

Key Takeaways

Alsatian heritage, riverfront parks, and small town Main Street create distinctive neighborhood character and lifestyle daily.
Median listing about $585,000, median sold around $527,000, listing price per square foot $210 currently typical.
Average marketing time often 125 to 130 days; renovated, move in ready homes close meaningfully faster.
Most addresses feed Medina Valley ISD, district rating B eighty; confirm campus boundaries and program availability.
Plan an effective property tax near one point five percent; verify address specific entities, exemptions, and deadlines.
Preapproval, clean contingencies, and practical reserves improve negotiating strength when days on market lengthen notably seasonally.

Why Homebuyers Choose Castroville

Direct answer: small-town pace, historic atmosphere, and practical commutes. Castroville’s official history notes its Alsatian roots and preserved architecture (“The Little Alsace of Texas”). Explore the city’s overview and historic preservation pages for context on districts, walking tours, and cultural anchors. City of Castroville — About • Historic Preservation • Handbook of Texas.

Neighborhood character: Alsatian cottages and limestone buildings frame river bends and tree-lined streets across the historic core.
Outdoor lifestyle: Castroville Regional Park offers hiking, pool programs, RV spaces, birding, and seasonal events minutes from Main Street. Regional Park.
Golf & greens: Alsatian Golf Club adds a course, range bays, and clubhouse dining nearby. Alsatian Golf.
Price clarity: Zip-level data shows median list near $585K, list $/sq ft ~$210, and sold median ~$527K; verify by street. Realtor — Castroville.
Sales pace: 78009 reports average time on market near 128 days; presentation drives speed. Redfin 78009.

Housing and Architecture

Direct answer: historic cottages, mid-century homes, acreage properties, and newer communities. Track pricing with current dashboards for Castroville and 78009. Zillow — Castroville • Realtor — 78009 • Redfin — 78009.

Alsatian cottages: Steep roofs, timber details, and thick masonry; prioritize roof/drainage, window restoration, and foundation tune-ups.
Mid-century & ranch: Larger yards and shaded porches; air-seal, insulate, and modernize HVAC for quiet, efficient comfort.
Acreage homes: Room for workshops or casitas; confirm well/septic status, easements, and fencing before design changes.
Newer communities: Consistent standards and amenities; compare HOA dues, reserve health, and exterior rules by section.
Casitas/ADUs: Verify zoning, utility capacity, and permit workflow before adding guest or rental space.

Castroville Home Types & Typical Characteristics
Type	Typical Era	Approx. Size	Common Features	Ownership Notes	Maintenance Focus
Alsatian Cottage	1840s–1910s	900–1,600 sq ft	Timber, rock walls, steep roofs	Historic sensitivity	Roof/drainage, windows, masonry
Mid-century / Ranch	1950s–1970s	1,300–2,000 sq ft	Porches, carports, mature trees	Fee simple	Insulation, windows, HVAC
Acreage / Estate	Mixed	2,000–3,500+ sq ft	Workshops, room for ADU	Septic/well checks	Drainage, fencing, tree care
Newer Community	Recent	1,600–2,800 sq ft	HOA amenities, sidewalks	HOA standards	Reserves, exterior approvals

Market Snapshot and Ownership Math

Direct answer: build your monthly model before offers. Recent snapshots indicate median listing ~ $585K, median sold ~ $527K, listing $210/sq ft, and ~128 days to pending at the zip level. Cross-check figures with live dashboards: Realtor — Castroville • Redfin — 78009 • Zillow — Castroville.

PITI + reserves: Include taxes, insurance, utilities, tree work, and a project contingency.
Taxes & exemptions: Use Medina CAD and county resources; taxing units vary by address. Medina CAD • Tax Office.
Effective rate guide: Countywide effective rate trends near ~1.5%; confirm your entities. Ownwell — Medina County.
Flood awareness: Check FEMA maps for Medina River proximity before insuring lower-level storage. FEMA MSC.

Schools and Education

Direct answer: most addresses feed Medina Valley ISD, which reports an overall rating of B (80) on Texas’ school accountability system. Verify campus assignments and compare programs using state tools. TXSchools — MVISD.

Elementary–High: Confirm zones when writing address-specific offers; attendance lines change with growth.
Commute fit: Align drop-off windows with US-90 and Loop 410 traffic to protect routines.
Costs: Budget uniforms, devices, and activity fees within the monthly model.

Commutes and Connectivity

Direct answer: US-90 provides direct access to downtown and freeway connectors. Expect practical windows to JBSA-Lackland and the Medical Center via Loop 410 and I-10. For closures and project phases, monitor the TxDOT San Antonio district. TxDOT — San Antonio District.

Downtown San Antonio: ~25–35 minutes via US-90; extend during major events.
JBSA-Lackland: ~20–25 minutes via US-90 and Loop 410; gate queues vary by hour.
Medical Center: ~30–40 minutes via Loop 410 and I-10; shift changes add minutes.
San Antonio International Airport: ~35–40 minutes via Loop 410 and US-281; most variance at parking/security.

Typical Commute Times From Castroville
Destination	Typical Time	Primary Route	Notes
Downtown San Antonio	25–35 minutes	US-90	Extend for conventions and parades
JBSA-Lackland	20–25 minutes	US-90 → Loop 410	Gate traffic varies
Medical Center	30–40 minutes	Loop 410 → I-10	Shift changes add minutes
San Antonio Airport	35–40 minutes	Loop 410 → US-281	Variance at parking/security

Taxes, HOAs, and Ownership Costs

Direct answer: Texas property tax is local and paid to multiple entities. Use Medina CAD and county tools for rates, exemptions, and due dates, and the state comptroller for general rules. Medina CAD • County Tax Office • Texas Comptroller.

Complete budgeting: Include HOA dues (if any), insurance, utilities, landscaping, and an emergency fund.
Insurance detail: Compare deductibles; roof age and tree canopy can influence premiums and claims strategies.
Flood tools: Review FEMA’s map center for Medina River adjacency before finishing lower-level spaces. FEMA MSC.
Documentation: Keep permits, specs, warranties, and surveys ready for lender and buyer review later.

Renovation and Project Planning

Direct answer: confirm jurisdiction and any historic sensitivities, then align scope to documentation requirements. Castroville provides permit resources, GIS links, and fee schedules online. Permits & Development • Development Resources.

Scope alignment: Drawings, product sheets, and phased inspections reduce rework and timeline slippage.
Trade verification: Hire licensed contractors experienced with historic materials, septic/well, and rural utilities as applicable.
Tree protection: Plan trim, access, and dumpster placement to protect roots and canopy along narrow streets.
Envelope first: Roof/drainage, window performance, and air-sealing deliver the fastest comfort gains.

Micro-Areas: Historic Core, River Park, and US-90 Edges

Direct answer: the historic core emphasizes Alsatian cottages and walkable blocks; river-park streets prioritize outdoor access; US-90 edges provide newer retail and planned communities. Learn more via city and visitor resources. Historic District Highlights • Parks & Recreation.

The Bottom Line

Castroville delivers historic character, park-centered living, and practical US-90 commutes. Build a clear monthly model, confirm tax entities and exemptions, and stabilize comfort first—roof/drainage, windows, HVAC—before cosmetic projects. With preapproval, clean contingencies, and realistic timelines, buyers land reliable outcomes in an Alsatian-inspired community that keeps its small-town feel.

Explore Nearby Neighborhoods

Frequently Asked Questions

Is Castroville a designated historic district?

Yes, the city includes a nationally recognized historic district and preserves Alsatian-style architecture. Start with the city’s Historic Preservation page and walking-tour resources.

What are typical home prices right now?

Recent snapshots show a median listing near $585K and a median sold around $527K, with listing $/sq ft near $210 and marketing times often 125–130 days at the zip level.

Which schools serve Castroville?

Most addresses feed Medina Valley ISD, which reports an overall B (80) rating on Texas’ accountability system. Verify campus assignments by address.

How long are typical commutes?

Downtown runs ~25–35 minutes via US-90 most days; JBSA-Lackland is ~20–25 minutes; Medical Center ~30–40 minutes. Plan buffers during major events.

Are there special permitting rules?

Yes. Street-visible changes in historic areas may require review. The city provides permit forms, fee schedules, and GIS tools for address-specific guidance.

Should I check flood maps?

Yes, especially near the Medina River. Use FEMA’s Map Service Center to review flood designations and discuss coverage with your insurer.

What outdoor amenities are nearby?

Castroville Regional Park offers hiking, a pool, programs, and an RV park; Alsatian Golf Club adds golf and practice facilities minutes away.

Can I add a casita or ADU?

Possibly. Confirm zoning, utilities, setbacks, and permitting timelines before design. Some subdivisions or HOAs limit separate rentals.

What should I budget beyond mortgage and taxes?

Insurance, utilities, tree care, HOA dues (if any), and a reserve for roof, HVAC, windows, and water-management upgrades.

Where should I start my search?

Define budget and commute windows, verify school fit, and tour the historic core, river-park streets, and US-90 edges to compare price bands and upkeep profiles.