Boerne · Kendall County
Menger Springs
A gated subdivision inside the City of Boerne, south of I-10, with a mandatory homeowners association and both small lots and multi-acre houses. It is not the senior campus on Grand Boulevard.
- 6Homes for Sale
- $1.77MMedian List Price
- 51.5 daysMedian Days on Market
- 78006ZIP Code
Where it is
Where Menger Springs sits
Texas Hill Country, inside the Boerne city limits, south of Interstate 10.
Located in Kendall County.
- ~10 minto Boerne Main Plaza
about 3 miles - ~5 minto Methodist ER Boerne
about 1 mile, at 134 Menger Springs - ~40 minto Downtown San Antonio
about 30 miles - ~45 minto San Antonio Int'l Airport
about 28 miles - ~50 minto Fredericksburg
about 41 miles
Drive times are approximate and assume no traffic.
About Menger Springs
A gated subdivision inside Boerne, not a city of its own
Menger Springs is a residential subdivision in the City of Boerne, Kendall County. It is not an incorporated city and it is not a census-designated place. On November 11, 2026 the Census geocoder placed six addresses from the active listing set inside the incorporated place Boerne city: 117 Miller Springs, 459 Knoll Springs, 117 Bitter Springs, 122 Peach Springs, 443 Menger Springs, and 252 Well Springs. Each match returned Kendall County. The same six rooftop coordinates fall inside the City of Boerne boundary drawn on this site. Boerne is the mailing city, the MLS city, and, for these addresses, the city government. Every one of the six is in ZIP 78006. OpenStreetMap maps a residential area named Menger Springs south of Interstate 10. All six rooftops fall inside that outline. The outline does not include Methodist ER Boerne at 134 Menger Springs or Morningside at Menger Springs at 1100 Grand Boulevard.
The owners association is Menger Springs Homeowners Association, a Texas nonprofit. An amended management certificate filed February 6, 2025 with the Bexar County Clerk, Document No. 20250021806, names the subdivision Menger Springs. It names Lifetime HOA Management, LLC, at 18585 Sigma Road, Suite 104, San Antonio, TX 78258, phone (210) 504-8484, as the designated representative. The certificate's plat references include Menger Springs, Unit-3A, recorded in the Official Public Records of Kendall County as Document No. 00309201, and a Bexar County plat titled Subdivision Plat Establishing Rosillo Ranch Phase 2 and 3. The declaration it cites is Kendall County Document No. 00185784. The certificate does not state the regular assessment. It does state charges due at an owner-to-owner closing: a $200 administrative transfer fee, and a resale-certificate package at $375, plus a rush fee of $110 for a three-business-day turnaround or $135 for one business day. Those figures are what the February 6, 2025 filing says. Ask the manager for the current bill.
On November 11, 2026 the brokerage's search for the subdivision Menger Springs in Boerne, Texas showed 6 active single-family houses and no active land. The median list price was $1,774,995, the average of the two middle asking prices, $1,550,000 and $1,999,990. The median days on market was 51.5, the average of 48 and 55. Two houses were under $800,000. Two were from $1,500,000 to $1,999,990. Two were $2,200,000 or more. Nothing in the set was listed from $800,000 to $1,499,999. The median living area was 4,404 square feet, rounding the average of 4,104 and 4,703. The median lot in the listing feed was 1.30 acres, the average of 1.20 and 1.40, and the six lot-size figures run from 0.23 to 5.71 acres. Two legal descriptions name units G1 and G2. Those houses sit on 0.23 and 0.42 acres and are listed at $609,400 and $715,000. The other four name Unit 3 or Unit 4A, sit on 1.20 to 5.71 acres, and are listed from $1,550,000 to $2,999,999. The legal description for 252 Well Springs quotes 0.17 acres on one of two lots, while the listing's lot-size field is 0.42 acres. None of the six was flagged as new construction. Years built run from 2007 to 2024. All six were flagged gated, with controlled access, and with a mandatory HOA. None was flagged as a senior community. All six were in Kendall County, ZIP 78006, filed with the MLS city Boerne.
Source: U.S. Census Bureau ACS 5-year (2020–2024) for Kendall County, via Census Reporter. Menger Springs is not a Census place, so these figures are the county, which also includes the rest of Boerne and Comfort. Figures are rounded.
What stands out
Why people choose Menger Springs
Inside Boerne, south of I-10
A Boerne mailing address is not always inside the city. These six are. The Census geocoder and this site's city boundary both place the active addresses in Boerne, even though the streets sit south of Interstate 10. City tax, city police, and city permits are the questions to ask, and they are different from a house in unincorporated Kendall County. Confirm the taxing units on the parcel.
The gate is the amenity the listings name
All six active houses are flagged gated and controlled access. The community-amenities field on each one says Controlled Access. None of the six is flagged with a community pool, a clubhouse, or a community trail. That is a listing tag, not a walk of the grounds. Ask the association what the dues maintain before you compare this subdivision with a resort community.
Small lots and acreage in the same search
Do not assume every Menger Springs lot is an acre. In this set, the houses whose legal descriptions name units G1 and G2 sit on 0.23 and 0.42 acres and are listed under $800,000. The houses in Unit 3 and Unit 4A sit on 1.20 to 5.71 acres and are listed from $1.55 million to $3.0 million. Read the lot size and the legal description on the house you are offering on.
Main Plaza in about 10 minutes
From the center of the six geocoded listings, Boerne's Main Plaza is about 3 miles and 10 minutes. Methodist ER Boerne, which publishes its address as 134 Menger Springs, is about 1 mile and 5 minutes, and that address falls outside the OpenStreetMap outline of the subdivision. Downtown San Antonio is about 30 miles and 40 minutes, and the airport about 28 miles and 45 minutes. These are free-flow times, with no traffic.
Boerne ISD, and the campus is not one answer
All six listings are tagged to Boerne ISD, and the campus names are not the same. Four are tagged Champion High School and Boerne Middle School South. Three of those four are tagged Fabra Elementary, and the fourth, 117 Bitter Springs, is tagged Kendall Elementary. 459 Knoll Springs is tagged Boerne Middle School North, with the high school and elementary tags reading only Boerne. 443 Menger Springs says Call District at every level. Confirm the address with the district.
Not the senior campus next door
Morningside at Menger Springs is a life-plan community at 1100 Grand Boulevard, along Menger Creek, operated by Morningside Ministries. It offers independent living, assisted living, memory care, and nursing care under its own rules. It is a different property from this subdivision. The subdivision search returned houses, and none was flagged as a senior community. If a search result says Menger Springs, check the address before you tour.
Neighborhoods
Areas in and around Menger Springs
Price ranges are approximate, based on recent sales, and change with the market.
Units G1 and G2 (2 active houses)
$609K–$715KUnit 4A (3 active houses)
$1.55M–$3.0MUnit 3 (1 active house)
$2.0M
- 6Active houses on Nov. 11, 2026
- $1.77MMedian asking price of those six
- 1.30 acMedian lot in the listing feed
- 1,540 ftElevation at the listing center
- 2007–2024Years built on the six houses
Market
Active listings by price in Menger Springs
Counts are the 6 active houses in the Option One search for the subdivision Menger Springs, city Boerne, Texas, on November 11, 2026. Median list price $1,774,995, the average of $1,550,000 and $1,999,990. Median days on market 51.5, the average of 48 and 55. Nothing in the set was listed from $800,000 to $1,499,999. This is asking inventory, not closed sales.
Option One listing search (YLOPO), subdivision Menger Springs, city Boerne, state TX, retrieved November 11, 2026. A separate land search of the same subdivision returned no active lots.
Live MLS data
Menger Springs 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 |
|---|---|
| MLS amount field, all 6 houses | $217.80, $240, $263.53, $263.53, $265, and $329.41 |
| Period field on those 6 | Natural Gas (3) and Electric (3). Not a billing cycle |
| Regular assessment | Not stated on the Feb. 6, 2025 management certificate |
| Owner-to-owner transfer, that certificate | $200 administrative fee, plus a $375 resale certificate |
Every active house in this search was flagged with a mandatory HOA and with an amount in the fee field. The feed labels that amount monthly, but the companion period field is a utility type, Natural Gas or Electric, not how often the association bills. The same pattern shows up on other Hill Country listings in this brokerage's feed. Do not read $217.80 or $329.41 as a confirmed monthly or annual bill. The amended management certificate filed February 6, 2025, Bexar County Clerk Document No. 20250021806, does not state the regular assessment. It does state an administrative transfer fee of $200 and a resale-certificate package of $375 at an owner-to-owner closing, with rush fees of $110 or $135. Those transfer figures can change. Ask Lifetime HOA Management for the current assessment, the budget, and the resale certificate for the lot.
What HOA dues often cover
- Whatever the resale certificate lists. The listing feed does not say what the fee includes
- Design guidelines, which the certificate tells a buyer to read before purchase
- Controlled access, the only community amenity tagged on all six active houses
Parks & recreation
Getting outside in Menger Springs
Boerne City Lake Park
1 City Lake Rd, Boerne, TX 78006
Directions ↗Cibolo Center for Conservation
100+ acres140 City Park Rd, Boerne, TX 78006
Directions ↗River Road Park
100 River Rd, Boerne, TX 78006
Directions ↗
Schools
Schools serving Menger Springs
Boerne ISD. On November 11, 2026 the six active houses were not tagged to one elementary, one middle school, and one high school. Attendance zones are set by address. Confirm with the district before you rely on a listing tag.
| School | Grades | District |
|---|---|---|
| Fabra Elementary | Elementary | Boerne ISD · tagged on 3 of 6 active houses |
| Kendall Elementary | Elementary | Boerne ISD · tagged on 117 Bitter Springs |
| Boerne Middle School South | 6–8 | Boerne ISD · tagged on 4 of 6 |
| Boerne Middle School North | 6–8 | Boerne ISD · tagged on 459 Knoll Springs |
| Samuel V. Champion High School | 9–12 | Boerne ISD · tagged on 4 of 6 |
| High school tag reads Boerne | 9–12 | Boerne ISD · 459 Knoll Springs only. The tag does not spell a campus name. Confirm it with the district |
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 |
|---|---|---|
| Boerne | From ~$400K | The city these six addresses are inside. Main Plaza is about 3 miles and 10 minutes north, with the grocery stores, restaurants, and Boerne ISD offices. |
| Kendall County | From ~$350K | The county. Comfort and the ranch communities are the places to look if you want land outside the Boerne city limits. |
| Esperanza | From ~$465K | A master-planned community east of downtown with new homes and a 55+ section. Boerne mailing address. Unlike Menger Springs, the sampled houses are outside the city limits. |
| Cordillera Ranch | From ~$895K | A gated acreage community farther east on TX-46, with a private golf and river club and a higher list range. |
| Tapatio Springs | From ~$294K | A golf resort community west of town on Johns Road, with condos and an 18-hole public course. Boerne mailing address, outside the city limits. |
| Fair Oaks Ranch | From ~$485K | An incorporated Hill Country city about 15 minutes south, with its own city government and a private golf club. |
| Fredericksburg | From ~$300K | Gillespie County seat about 50 minutes west, for a buyer who wants a downtown and more distance from San Antonio. |
FAQ
Questions about Menger Springs
On November 11, 2026, the median asking price of 6 active houses in the Option One search for the subdivision Menger Springs in Boerne was $1,774,995, the average of $1,550,000 and $1,999,990. Two were under $800,000, two were from $1,500,000 to $1,999,990, and two were $2,200,000 or more. Nothing in the set was listed from $800,000 to $1,499,999. The median days on market was 51.5. This is asking inventory. Use comparable sales for the property, not the community-wide asking median alone.
The six active addresses checked on November 11, 2026 are. The Census geocoder places 117 Miller Springs, 459 Knoll Springs, 117 Bitter Springs, 122 Peach Springs, 443 Menger Springs, and 252 Well Springs inside the incorporated place Boerne city, in Kendall County. Those rooftops also fall inside the City of Boerne boundary on this site. The subdivision sits south of Interstate 10. A Boerne mailing address somewhere else in the 78006 ZIP can still be outside the city, so confirm the taxing units on any lot that was not in this set.
No. Menger Springs in this guide is the homeowners-association subdivision. Morningside at Menger Springs is a life-plan community operated by Morningside Ministries at 1100 Grand Boulevard, Boerne, TX 78006, with independent living, assisted living, memory care, and nursing care. OpenStreetMap's outline of the residential subdivision does not include that campus. The November 11 subdivision search returned single-family houses, and none was flagged as a senior community. The campus has its own eligibility rules. Check the street address before you schedule a tour.
Kendall County and ZIP 78006. All 6 active houses on November 11, 2026 were in Kendall County and 78006, filed with the MLS city Boerne. The association's management certificate also cites a Bexar County plat, Rosillo Ranch Phase 2 and 3. That is a recording reference on the certificate. It is not a second city, and it does not put these six houses in Bexar County. Boerne uses 78006 for much of the city and the rural area around it. Do not treat 78006 as the boundary of Menger Springs.
From the center of the six geocoded active listings, Boerne's Main Plaza is about 3 miles and 10 minutes. Methodist ER Boerne, at 134 Menger Springs, is about 1 mile and 5 minutes. Downtown San Antonio is about 30 miles and 40 minutes, San Antonio International Airport is about 28 miles and 45 minutes, and Fredericksburg is about 41 miles and 50 minutes. These are free-flow drive times. A house at the edge of the subdivision is a different distance than the center.
Boerne ISD, and the campus depends on the address. On November 11, 2026, four of the six active houses were tagged Samuel V. Champion High School and Boerne Middle School South. Three of those were tagged Fabra Elementary. 117 Bitter Springs was tagged Kendall Elementary instead. 459 Knoll Springs was tagged Boerne Middle School North, and its high school and elementary tags read Boerne rather than Champion or Fabra. 443 Menger Springs was tagged Call District at all three levels. Confirm the assigned campus with Boerne ISD. Option One does not rate or rank schools.
The regular assessment is not published on the amended management certificate filed February 6, 2025. That certificate, Bexar County Clerk Document No. 20250021806, names Menger Springs Homeowners Association and Lifetime HOA Management, LLC, at 18585 Sigma Road, Suite 104, San Antonio, phone (210) 504-8484. It states a $200 administrative transfer fee and a $375 resale-certificate package at an owner-to-owner closing, with rush fees of $110 or $135. On the listing feed, all six active houses show a mandatory HOA, with amounts of $217.80, $240, $263.53, $263.53, $265, and $329.41. The feed's period field on those listings is Natural Gas or Electric, which is a utility type, not a billing cycle. Do not treat those amounts as a confirmed monthly or annual dues figure. Ask the manager for the current assessment and the resale certificate.
Not in the November 11, 2026 search. None of the six active houses was flagged as new construction, and a land search of the same subdivision returned no lots. Years built on the six houses run from 2007 to 2024. The newest, 122 Peach Springs, was built in 2024 and is listed as a resale at $2,999,999. A custom build would be a lot that is not in this active set. The management certificate tells buyers to read the design guidelines before they purchase.
The subdivision's own listing tags name controlled access, not a pool, a clubhouse, or a trail system. Daily errands are in Boerne. Main Plaza is about 10 minutes north. Boerne City Lake Park, the Cibolo Center for Conservation, and River Road Park are city parks, not HOA amenities. Methodist ER Boerne is at 134 Menger Springs, about a mile from the center of the active listings, and it is outside the mapped subdivision. San Antonio is about 40 minutes down I-10.
Day to day
A gated street inside the city, with Boerne a few minutes north
An ordinary day in Menger Springs is a house on a private street south of I-10, not a resort calendar and not a downtown block. The six active listings are custom and semi-custom houses built between 2007 and 2024, some on a fraction of an acre and some on several acres. The Census does not publish a population or an income for the subdivision. Kendall County, which includes Menger Springs, the rest of Boerne, and Comfort, had 48,567 people in the 2020–2024 survey, a median household income of $114,962, and a 79.5 percent owner-occupied rate. Those county figures are not the gate.
Errands mean a short drive into Boerne. Main Plaza is about 10 minutes north. The same I-10 ramp is the commute toward San Antonio, about 40 minutes in free-flow traffic and longer when the interstate is backed up. The life-plan campus on Grand Boulevard is a neighbor, not this homeowners association. For any purchase, read the resale certificate, the design guidelines, and the city tax line, and confirm the school zone for that address.
- Gated streets, the amenity tagged on all six active houses
- Inside the Boerne city limits on the six addresses checked November 11, 2026
- Lots in this search from 0.23 acres to 5.71 acres
- Menger Springs Homeowners Association, managed by Lifetime HOA Management
- Boerne's Main Street, about 10 minutes north
- Boerne ISD tags on the active listings, which do not all name the same campuses
Thinking about Menger Springs?
Talk with an Option One agent who works here, or start with live listings.
Sources and data notes (data as of 2026-11)
Prices, HOA ranges and drive times are estimates. Census figures are rounded. Verify anything that affects a decision.
Photo: U.S. Geological Survey, National Map imagery, public domain.
- portal.ylopo.com/api/1.0/listings?partyWebsite=search.option1realestate.com
- geocoding.geo.census.gov/geocoder/geographies/onelineaddress?address=117%20Miller%20Springs,%20Boerne,%20TX%2078006&benchmark=Public_AR_Current&vintage=Current_Current&format=json
- geocoding.geo.census.gov/geocoder/geographies/onelineaddress?address=459%20Knoll%20Springs,%20Boerne,%20TX%2078006&benchmark=Public_AR_Current&vintage=Current_Current&format=json
- geocoding.geo.census.gov/geocoder/geographies/onelineaddress?address=117%20Bitter%20Springs,%20Boerne,%20TX%2078006&benchmark=Public_AR_Current&vintage=Current_Current&format=json
- geocoding.geo.census.gov/geocoder/geographies/onelineaddress?address=122%20Peach%20Springs,%20Boerne,%20TX%2078006&benchmark=Public_AR_Current&vintage=Current_Current&format=json
- geocoding.geo.census.gov/geocoder/geographies/onelineaddress?address=443%20Menger%20Springs,%20Boerne,%20TX%2078006&benchmark=Public_AR_Current&vintage=Current_Current&format=json
- geocoding.geo.census.gov/geocoder/geographies/onelineaddress?address=252%20Well%20Springs,%20Boerne,%20TX%2078006&benchmark=Public_AR_Current&vintage=Current_Current&format=json
- hoa.texas.gov/sites/default/files/certificates/117013/2359-25726/mc/Notice%20of%20Amended%20Management%20Certificate%20of%20Menger%20Springs%20Homeowners%20Association_Notice%20of%20Amended%20Management%20Certificate%20of%20Menger%20Springs%20Homeowners.pdf
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- api.censusreporter.org/1.0/data/show/latest?table_ids=B01003,B01002,B19013,B11001,B25003&geo_ids=05000US48259
- epqs.nationalmap.gov/v1/json?x=-98.73298&y=29.76402&units=Feet&wkid=4326
- nominatim.openstreetmap.org/search?q=Menger%20Springs%2C%20Boerne%2C%20Texas
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- basemap.nationalmap.gov/arcgis/rest/services/USGSImageryOnly/MapServer