Comal County · Texas
Bulverde
A small Comal County city on US 281 with acre-plus Hill Country lots, newer master-planned sections and a 25-mile run to downtown San Antonio.
- ~6,500Population (ACS 2024)
- ~$495KMedian Sale Price (78163)
- 1,306 ftElevation
- 78163ZIP Code
Where it is
Where Bulverde sits
Texas Hill Country, US 281 corridor north of San Antoni.
Located in Comal County.
- ~30 minto Downtown San Antonio
via US 281 South - ~20 minto San Antonio Int'l Airport
via US 281 South - ~30 minto Boerne
via TX-46 West - ~30 minto New Braunfels
via TX-46 East or FM 1863
Drive times are approximate and assume no traffic.
About Bulverde
The front porch of the Texas Hill Country
German immigrants settled here around 1850, and the community was first called Piepers Settlement after pioneer Anton Pieper. The Bulverde name came from Luciano Bulverdo, an early landowner whose name was used for the local post office from 1879 to 1919. The modern city took shape between 1996 and 1999, when five small municipalities in the area incorporated and then combined, and Bulverde adopted a home-rule charter in 2015.
Bulverde sits in western Comal County about 26 miles north of downtown San Antonio, with US 281 along its eastern side and Cibolo Creek and the Bexar County line just to the south. The city still calls itself the Front Porch of the Texas Hill Country, and much of it looks the part, with live oaks, limestone and homes on lots of an acre or more.
Growth along US 281 has changed the mix. Master-planned sections like Johnson Ranch and Ventana now sit beside older acreage subdivisions such as Bulverde Hills and gated Belle Oaks Ranch, and the shopping centers near TX-46 and US 281 cover most daily errands. Residents get Hill Country space with a commute to north San Antonio that is shorter than from most towns this rural.
Source: U.S. Census Bureau ACS 5-year (2024), Bulverde city. Figures are rounded.
What stands out
Why people choose Bulverde
German Roots
Bulverde began as Piepers Settlement around 1850, named for German pioneer Anton Pieper. The current name honors Luciano Bulverdo, an early landowner, and was used by the local post office from 1879 to 1919.
Tejas Rodeo Company
The rodeo grounds on Obst Road host rodeos and live music, and they are one of the area's best-known weekend outings.
Bulverde Community Park
The city's 13-acre park on Bulverde Lane has walking trails, two playgrounds, a seasonal splash pad and pavilions, and it hosts the city's Musik or Movies in the Park events.
Bulverde/Spring Branch Library
The library at 131 Bulverde Crossing serves Bulverde, Spring Branch and the surrounding western Comal County communities.
US 281 Access
US 281 connects Bulverde to Loop 1604, San Antonio International Airport and downtown San Antonio, and TX-46 crosses the area between Boerne and New Braunfels.
River and Lake Nearby
Guadalupe River State Park, Honey Creek State Natural Area and the west side of Canyon Lake are all within about 20 to 30 minutes to the north.
Neighborhoods
Areas in and around Bulverde
Price ranges are approximate, based on recent sales, and change with the market.
Johnson Ranch
$340K–$950KVentana
$500K–$900KBelle Oaks Ranch
$550K–$1.1MBulverde Hills
$400K–$700K4S Ranch
$400K–$800KHidden Trails
$280K–$480KNear Bulverde Crossing (US 281)
$300K–$450KTX-46 & FM 1863 acreage
$600K–$1.5M
- ~1850Settlement founded as Piepers Settlement
- 5Small municipalities combined into today's city
- 13Acres in Bulverde Community Park
- 1,306 ftElevation above sea level
- 6Disc golf holes at Krawietz Park
Live MLS data
Bulverde homes for sale
Live listings load here. If they don't appear, search all homes on our listing site.
HOA fees
What to expect monthly
| Community type | Typical fee |
|---|---|
| Older acreage subdivisions | None to ~$25/month |
| Master-planned communities | ~$50–$110/month |
| Gated communities | ~$90–$175/month |
Some newer sections also carry utility district or similar assessments in addition to HOA dues, and a few older acreage subdivisions have only deed restrictions. Confirm dues and assessments with the resale certificate and tax bill.
What HOA dues often cover
- Pools, clubhouses and fitness centers
- Trails, parks and common-area landscaping
- Gates and entry maintenance in gated sections
- Architectural review and deed-restriction enforcement
Parks & recreation
Getting outside in Bulverde
Bulverde Community Park
13 acres29815 Bulverde Ln, Bulverde, TX 78163
Directions ↗Krawietz Park
1.68 acres30580 Cougar Bend, Bulverde, TX 78163
Directions ↗Guadalupe River State Park (nearby)
1,938.7 acres3350 Park Road 31, Spring Branch, TX 78070
Directions ↗
New construction
Building now in Bulverde
Builders and pricing change often. Confirm details with the builder, and bring your own agent to the first visit.
Johnson Ranch
Single-family homes in the Johnson Ranch master plan off US 281, with a community clubhouse and pool. Johnson Ranch Elementary (Comal ISD) is in the community.
Builder site ↗Johnson Ranch
Larger one- and two-story plans on wider lots in the same Johnson Ranch community.
Builder site ↗Schools
Schools serving Bulverde
Comal ISD serves Bulverde.
| School | Grades | District |
|---|---|---|
| Smithson Valley High School | 9-12 | Comal ISD |
| Pieper High School | 9-12 | Comal ISD |
| Hill Country College Prep High School | 9-12 (school of choice) | Comal ISD |
| Bulverde Middle School | 6-8 | Comal ISD |
| Smithson Valley Middle School | 6-8 | Comal ISD |
| Rahe Bulverde Elementary | PK-5 | Comal ISD |
| Johnson Ranch Elementary | PK-5 | Comal ISD |
| Bill Brown Elementary | PK-5 | Comal ISD |
School assignments depend on the address and are set by each district; boundaries can change. Confirm eligibility directly with the district. Option One Real Estate does not rate or rank schools.
Nearby
Compare nearby areas
| Area | Starting around | Why consider it |
|---|---|---|
| Spring Branch | From ~$300K | More acreage, river frontage and Mystic Shores just north on US 281. |
| San Antonio | From ~$200K | The full range of city neighborhoods about 30 minutes south. |
| Boerne | From ~$400K | A Hill Country town with a historic Main Street, about 30 minutes west on TX-46. |
| New Braunfels | From ~$250K | Rivers, Gruene and I-35 access about 30 minutes east. |
| Comal County | From ~$250K | Compare Bulverde with Canyon Lake, Garden Ridge and the rest of the county. |
FAQ
Questions about Bulverde
The median sale price in ZIP code 78163 was about $495,000 over the three months ending August 2026, according to Redfin, and Zillow's typical home value for Bulverde was about $476,000. Newer production homes start in the $300s, while acreage and gated properties often pass $800,000.
Bulverde is entirely in Comal County. The Bexar County line follows Cibolo Creek just south of the city, so homes a short drive away may be in San Antonio or Bexar County instead.
Comal ISD serves Bulverde. Campuses in and near the city include Rahe Bulverde Elementary, Johnson Ranch Elementary, Bulverde Middle School and Smithson Valley High School, but attendance zones change with growth, so confirm with Comal ISD for any address.
Yes. Bulverde is an incorporated city formed between 1996 and 1999 when five small municipalities combined, and it adopted a home-rule charter in 2015. Many homes with a Bulverde mailing address are outside the city limits in unincorporated Comal County.
Yes. Johnson Ranch is the most active master-planned community, with Lennar and Perry Homes among its builders, and other newer sections are open along the US 281 corridor. Prices range from the mid $300s to near $1 million depending on lot size and builder.
Downtown San Antonio is about 30 minutes south on US 281 outside of rush hour, and San Antonio International Airport is about 20 minutes away. Traffic near Loop 1604 can add 15 minutes or more at peak times.
It depends on the subdivision. Many newer communities have water from a utility provider, while older acreage homes often rely on wells and most of the area uses septic systems. Confirm the water source and septic status for each property.
A local agent can help you compare HOA rules, utility setups and city versus county locations, which vary widely here. Option One Real Estate, based in nearby Boerne, works with buyers throughout Comal County.
Day to day
Hill Country Space, Close to the City
Bulverde days often start with a short drive down US 281 to work in north San Antonio and end on a porch looking at live oaks. Weekends bring rodeos and live music at Tejas, movie and music nights at the community park, and trips to the Guadalupe.
Most errands are handled along US 281 and TX-46, and Boerne and New Braunfels are each about half an hour away for dinner, festivals and more shopping. Canyon Lake, Guadalupe River State Park and Honey Creek are close enough for an afternoon outing.
- Rodeos and live music at Tejas Rodeo Company
- Musik or Movies in the Park at Bulverde Community Park
- Disc golf at Krawietz Park
- Tubing and hiking at Guadalupe River State Park
- Programs and events at the Bulverde/Spring Branch Library
- Day trips to Canyon Lake and Gruene
Thinking about Bulverde?
Talk with an Option One agent who works here, or start with live listings.
Sources and data notes (data as of 2026-10)
Prices, HOA ranges and drive times are estimates. Census figures are rounded. Verify anything that affects a decision.
- en.wikipedia.org/wiki/Bulverde,_Texas
- censusreporter.org/profiles/16000US4811224-bulverde-tx/
- api.censusreporter.org/1.0/data/show/acs2024_5yr?table_ids=B25003,B01003,B01002,B19013&geo_ids=16000US4811224
- redfin.com/zipcode/78163/housing-market
- redfin.com/city/2901/TX/Bulverde/housing-market
- zillow.com/bulverde-tx/home-values/
- zip-codes.com/zip-code/78163/zip-code-78163.asp
- bulverdetx.gov/168/Bulverde-Community-Park
- bulverdetx.gov/336/Krawietz-Park
- bulverdetx.gov/304/About-Bulverde
- tripster.com/detail/tejas-rodeo-bulverde.md
- idealist.org/en/government/61dd00fc32d141eaad54d3b490d43042-bulverdespring-branch-library-bulverde
- tpwd.texas.gov/state-parks/guadalupe-river
- schools.texastribune.org/districts/comal-isd/
- en.wikipedia.org/wiki/Comal_Independent_School_District
- brackenchristian.com/admissions/welcome
- lennar.com/new-homes/texas/san-antonio/bulverde/johnson-ranch
- perryhomes.com/new-homes/texas/san-antonio/johnson-ranch
- livabl.com/bulverde-tx/johnson-ranch--mpc/communities
- highlandhomes.com/san-antonio/bulverde/ventana
- lrgrealty.com/lrg-blog/best-neighborhoods-to-live-in-bulverde-tx
- nominatim.openstreetmap.org (POI coordinates)