Buying new construction homes in Boerne, TX comes down to six steps: get your financing structured first, register with your own agent on the first builder visit, negotiate the whole package (not just the price), verify the tax and special-district layers, inspect at three stages, and close with a written warranty in hand. The money is won or lost in the contract, not the model home.
I'm Gary Goetz, a Navy veteran who holds both a Texas real estate license and a mortgage loan originator license. This guide is the full process, start to keys, for Boerne, Kendall County, and the Northwest San Antonio corridor in Bexar County. Every dollar figure below is either sourced and linked, or labeled as a hypothetical.
New Construction Homes in Boerne, TX: Where Builders Are Active
Boerne is served primarily by Boerne ISD, and the active new-home supply is clustered in master-planned communities, smaller boutique developments, and custom acreage lots. Esperanza and George's Ranch are the major anchor developments, with national and regional builders active inside them. Highland Homes also highlights communities like The Ranches at Creekside, alongside neighborhoods like Trails at Herff Ranch and Regent Park.
Pricing spans a wide range across Kendall County and changes weekly with inventory, lot premiums and incentives, so check current numbers before you plan around any of them:
- Esperanza: Master-planned community with production sections and larger luxury plans from several builders, including Highland Homes.
- George's Ranch: Gated one-acre homesites along Highway 46, with production luxury and custom estate builds.
- Windsong and surrounding enclaves: Smaller neighborhoods with some of Boerne's lower new-construction entry points.
Advertised base prices exclude lot premiums, design-center options, and structural selections. Check the current builder listings before you plan around any of them.
Northwest San Antonio (Bexar County) is an entirely different tax picture. Many neighborhoods fall into Northside ISD, with some portions unincorporated and others inside San Antonio city limits. Same builder, identical floor plan, different annual tax bill. The math is below.
Drive times that matter for military and PCS buyers
Run your commute during actual peak hours before committing earnest money. From central Boerne along the I-10 corridor:
- JBSA-Camp Bullis: Roughly 18 to 22 driving miles, the closest military installation to Boerne.
- Downtown San Antonio: Roughly 30 to 31 miles via I-10 East.
- JBSA-Fort Sam Houston: Roughly 33 to 35 miles via I-10 to Loop 410 / I-35.
The Process, Start to Close
New construction moves on its own schedule. Here is the roadmap with illustrative build times. Your contract's dates control.
Stage | What happens | Illustrative timeline |
|---|---|---|
1. Financing structure | Pre-approval, program selection, builder-incentive comparison | 1-3 days |
2. Tours and registration | Your agent registers you on the first visit | 1-4 weeks |
3. Contract and earnest money | Price, concessions, completion date, delay terms | Day 1 of contract |
4. Design selections | Finishes and options; changes get priced as change orders | 2-6 weeks after contract (to-be-built) |
5. Construction and inspections | Foundation, pre-drywall, final | Quick move-in: roughly 30-60 days. Under construction: roughly 3-6 months. To-be-built: roughly 8-12+ months |
6. Final walk and closing | Punch list, appraisal, closing disclosure, funding | Final 2-3 weeks |
Timing and loan structure are linked. A 10-month to-be-built schedule can outlast a standard rate lock. Extended locks or float-down options need to be planned before your earnest money goes hard, not after.
Which contract are you actually signing?
Most builders use their own contracts drafted by their attorneys. When a state form is used, it's the Texas Real Estate Commission's New Home Contract (separate versions for incomplete and completed construction). Either way, read the completion-date and delay-remedy language closely: an "estimated completion" with no default clause is a target, not a commitment.
Why register with your own agent on visit one
The on-site sales representative works for the builder. Most builders require your agent to accompany and register you on your very first model visit. Tour alone or submit your contact info online first, and you may lose the ability to have independent representation on that home.
What to Negotiate (It's More Than the Price)
Volume builders defend base prices because a price drop lowers appraisal comparables for every remaining home in the phase. Package flexibility is a different story. Here is how the same incentive dollars can be structured:
Full breakdown: builder incentives decoded: price cut vs. closing costs vs. buydown credit.
Structure | Builder dollars | What it does | Trade-off |
|---|---|---|---|
Price reduction | $20,000 off | Lowers the contract price | Builders often resist; may require a lender or contract condition |
Closing-cost credit | $20,000 credit | Covers title, prepaids, escrows, fees | Capped by loan program; unused credit can be lost |
Rate buydown | $20,000 toward buydown | Lowers the interest rate for a set period or permanently | Value depends on pricing the day you lock |
Upgrades | $20,000 in options | Flooring, appliances, landscaping packages | Valued at builder price, and doesn't reduce your loan amount |
Split package | e.g., $10,000 credit + $10,000 options | Blend of the above | Needs to fit program limits |
A buydown credit can lower your payment in the early years (temporary structures like a 2-1) or for the life of the loan (permanent). What that's worth on your specific loan depends on pricing the day you lock. That's a phone call, not a calculator.
The negotiation checklist
- Incentive structure: How is the credit applied? Is it conditioned on using the builder's affiliated lender? Get an outside Loan Estimate to compare.
- Completion date and remedies: Hard target dates, defined cure periods, and what you're owed if the builder misses handover.
- Escalation and change orders: Are material increases capped? What fees apply to change orders?
- Lot premiums vs. base cost: Separate upgrades and lot charges from base pricing so you can see what you're paying for.
- Appraisal gap: Define who covers a shortfall if the appraisal lands below contract.
- Earnest money milestones: Exactly when it becomes non-refundable and what triggers a refund.
- Special assessments: Get the full PID, MUD, or WCID disclosures, payoff schedules, and HOA fees in writing before signing.
- Warranty: Read the actual warranty document up front, not at the closing table.
Property Taxes on New Construction in Kendall County
Inside the City of Boerne, homes pay four overlapping tax rates: city, county, school district, and groundwater district. The City of Boerne's published rates per $100 of taxable value: City of Boerne 0.4716, Kendall County 0.3770, Boerne ISD 1.0109, and Cow Creek Groundwater Conservation District 0.0050, for a combined 1.8645 per $100 inside city limits.
Texas school districts must grant a $140,000 residence homestead exemption against school taxes. It applies to the school district portion only, and you have to be eligible and file with the appraisal district.
Taxing unit | Rate per $100 | Taxable value | Annual tax |
|---|---|---|---|
City of Boerne | 0.4716 | $550,000 | $2,593.80 |
Kendall County | 0.3770 | $550,000 | $2,073.50 |
Cow Creek GCD | 0.0050 | $550,000 | $27.50 |
Boerne ISD | 1.0109 | $410,000 (after $140,000 exemption) | $4,144.69 |
Total, inside city limits | 1.8645 | $8,839.49 | |
Same home, outside city limits (no city tax) | $6,245.69 | ||
Same home, no homestead exemption filed | $10,254.75 |
An address outside city limits saves $2,593.80 a year in city tax on this example. But unincorporated lots often trade city utilities for a private water provider, septic, or an Emergency Services District (ESD) tax. Check the full parcel before you fall for the lot.
The year-one tax trap
Texas appraisal districts value property as of January 1. If your lot was vacant on January 1 of the year you close, your first tax bill may reflect land value only, likely without a homestead exemption. On a hypothetical $120,000 land-only value inside Boerne city limits, that bill is about $2,237. The next year, on the completed $550,000 home with homestead, it's about $8,839. If your escrow was set on the land-only number, expect an escrow shortage and a higher payment in year two.
Property Taxes on New Construction in Northwest San Antonio (Bexar County)
Bexar County adds more taxing entities to the bill. The county rate is $0.299999 per $100 per Bexar County's FY 2025-26 adopted budget. Northside ISD is reported at 1.0049, Alamo Colleges at 0.1492, University Health at 0.2762, and the San Antonio River Authority at 0.0183. If the home is inside San Antonio city limits, add the city's 0.54159. Confirm the exact rates for any parcel with the Bexar Appraisal District, since rates are reset every fall.
Taxing unit | Rate per $100 | Taxable value | Annual tax |
|---|---|---|---|
Bexar County (incl. Road & Flood) | 0.299999 | $425,000 | $1,275.00 |
Alamo Colleges District | 0.1492 | $425,000 | $634.10 |
University Health | 0.2762 | $425,000 | $1,173.85 |
San Antonio River Authority | 0.0183 | $425,000 | $77.78 |
Northside ISD | 1.0049 | $285,000 (after $140,000 exemption) | $2,863.97 |
Total (unincorporated Bexar County) | 1.748599 | $6,024.70 |
Compare dollars, not rates. For school research, the district is Boerne ISD for most Boerne addresses and Northside ISD for many Northwest San Antonio addresses. Check ratings yourself at the Texas Education Agency.
Veterans: a tax exemption you should know about
Texas provides a 100% residence homestead exemption for veterans who receive 100% disability compensation from the VA for a service-connected disability, or who are rated individually unemployable, and for qualifying surviving spouses. Details are on the Texas Comptroller's exemptions page. A Public Improvement District (PID) assessment is not an ad valorem property tax, so property tax exemptions generally don't eliminate it. Confirm with your appraisal district before you count on any exemption.
PIDs, MUDs, and HOAs: The Layers Under the Layers
Public Improvement Districts (PIDs) pay for developer infrastructure through annual assessments that can run 20 to 40 years. Municipal Utility Districts (MUDs) issue bonds paid by their own property tax rate. Both shift infrastructure costs onto the buyer, and neither shows up in the advertised price.
Deep dive: MUD taxes explained: why two identical homes have different payments.
Annual cost | Home A (standard subdivision) | Home B (MUD + PID subdivision) |
|---|---|---|
County, groundwater, and school tax | $5,549.24 | $5,549.24 |
Hypothetical MUD tax ($0.60 per $100) | $0.00 | $3,000.00 |
Hypothetical PID assessment | $0.00 | $1,800.00 |
HOA dues | $1,000.00 | $1,000.00 |
Annual total | $6,549.24 | $11,349.24 |
Same price, a $4,800 yearly difference, or $400 a month. Ask for the builder's PID and MUD disclosure notices and the full payoff schedule before you sign.
Financing New Construction: Conventional, FHA, VA, and Builder Concessions
VA financing works well on new builds. The builder must be properly licensed and insured, and the home needs either a one-year builder warranty or a 10-year insured protection plan, plus it must meet VA Minimum Property Requirements. Eligibility details are at VA.gov.
Key lending realities:
- Concession caps: Every loan program caps how much the seller or builder can contribute. VA limits seller concessions to 4% of the home's reasonable value (normal closing costs are handled separately). Conventional caps range from 3% to 9% depending on loan-to-value. Concessions above the cap are lost.
- Builder-affiliated lenders: Incentives are often tied to the builder's preferred lender. The incentive can be real money, but compare the full Loan Estimate, including rate, points, and fees, against an independent quote to see your true net savings.
- Appraisals: Appraisers need finished plans, specifications, and comparable sales. Your contract should spell out what happens if the appraisal comes in low.
Inspections: Three Stages, Not One
City and county inspectors check minimum building code. They don't inspect for workmanship or finish quality. Hire an independent TREC-licensed inspector for three visits:
- Pre-pour foundation: Vapor barrier, post-tension cable placement, rebar clearance, and grade before the concrete arrives.
- Pre-drywall framing and MEP: Framing, truss bracing, and mechanical, electrical, and plumbing rough-ins before drywall closes the walls.
- Final walkthrough: HVAC, electrical, plumbing, insulation, finishes, and exterior drainage.
Schedule one more inspection around month 11, before most one-year workmanship warranties expire. Texas has a statutory notice-and-repair process for construction defect claims under Chapter 27 of the Property Code, so documented third-party inspection reports matter. Talk to a real estate attorney before assuming anything about your rights.
FAQ
How much does new construction cost in Boerne, TX?
It depends on the community, lot and builder. Entry neighborhoods, master-planned communities like Esperanza, and gated acreage like George's Ranch sit at very different price points, and pricing changes weekly. Add lot premiums, upgrades, and any PID or MUD costs to see your true total, and browse current new homes in Boerne for today's numbers.
Should I use the builder's preferred lender?
Only after a line-by-line comparison against an independent quote. Builder incentives can be generous, but compare rate, points, and fees together to see what you actually save.
Can I use a VA loan to buy new construction in Boerne?
Yes. The builder must meet VA warranty requirements (a one-year builder warranty or a 10-year insured plan), and the home must meet VA Minimum Property Requirements.
Do I need my own agent for new construction?
Yes. The builder's sales consultant represents the builder. Your own agent represents you on the contract, incentives, inspections, and deadlines. How your agent is paid is set in your written buyer representation agreement, and commissions are negotiable, so discuss compensation up front.
Run Your Numbers With a Human
New construction is two deals in one: the purchase contract and the financing. When your agent and lender don't coordinate, builder credits get lost to program caps, closing-cost credits go unused, and deadlines slip. I hold both licenses. I structure the incentives to fit the loan, catch PID and MUD layers before you commit earnest money, and stay accountable from contract to keys.
Online calculators can't price builder concessions, special-district debt, or today's loan pricing for your situation. Want to know what that buydown is worth on your loan this week? Call me for a free numbers audit on your builder's offer.
Call or text (210) 510-9337 | Visit www.newhomehomie.com to run the exact numbers.
Gary Goetz | Texas REALTOR®, Empact Realty powered by eXp Realty, License #829889 | Vice President, Direct Rate, NMLS #2839423 | Direct Rate Company NMLS #2320473 | Equal Housing Opportunity. This article is general information, not a commitment to lend or an offer of credit. Loan programs, terms, and eligibility are subject to credit approval and change without notice. Tax figures are estimates; verify with the appropriate appraisal district.
