Privacy, space, convenience, and commute. If you are moving up in Boerne, those four words shape your decision more than anything else. You might love the idea of sunsets over rolling Hill Country, yet still want the ease of city utilities and a predictable drive to San Antonio. This guide breaks down acreage homes versus suburban lots in Boerne so you can weigh what matters most, plan due diligence, and buy with confidence. Let’s dive in.
City vs. county: how location changes the rules
Where a property sits relative to Boerne city limits affects what you can do and how you do it. Inside city limits, you follow city zoning and building codes, and you typically connect to municipal utilities. Outside city limits in Kendall County, regulations are lighter, with private deed restrictions or an HOA often setting the rules. Subdivision plats, well and septic permitting, and road standards still apply.
If you want simpler permitting and consistent subdivision standards, suburban lots inside or near the city often provide a clearer path. If you want more flexibility for outbuildings or land uses, acreage outside the city can work, but expect more due diligence on easements, private roads, and utility options. Start by confirming whether a property is inside Boerne city limits with the City of Boerne.
Utilities and internet: convenience vs. independence
Many suburban lots in or near Boerne connect to city water and sewer. Acreage homes often rely on private wells and on-site sewage systems. Before you fall in love with a property, verify what is available at the exact address through the City of Boerne or the applicable utility provider.
- Septic systems require permitting and soil/site evaluations. Review state guidance through the Texas Commission on Environmental Quality’s OSSF resources.
- Private wells vary in yield and water quality. Plan to test for bacteria, nitrates, and total dissolved solids. The Texas Water Development Board offers groundwater and well resources to help you understand the basics.
- Natural gas lines may not reach rural parcels. Many acreage owners use propane for heating and cooking.
- Internet is often the deciding factor for hybrid and remote workers. Suburban areas are more likely to have cable or fiber. Rural areas may rely on fixed wireless, LTE/5G, or satellite. Check per-address coverage using the FCC National Broadband Map.
If a property sits far off the road, budget for possible electric line extensions or trenching. Also confirm trash service. City lots often have municipal collection. Acreage owners may use private haulers or local drop-off options.
Costs, taxes, and ongoing ownership
Purchase price is only one part of the picture. Suburban lots tend to attract a wider buyer pool and often sell faster. Acreage is a niche purchase that commands value for privacy and views, but it can spend longer on the market.
Property taxes vary by school district, city, and any special districts. Some acreage owners can benefit from agricultural or wildlife management valuations that reduce taxable value if land use qualifies. Procedures and documentation matter. Contact the Kendall County appraisal office and review state guidance from the Texas Comptroller on open-space and wildlife management appraisals to understand eligibility.
Insurance may differ too. Distance to a fire station, local wildfire risk, or flood zoning can affect premiums. Use the FEMA Flood Map Service Center to check flood zones and confirm with your insurer how risk ratings affect coverage.
For acreage, plan for recurring and periodic costs that do not exist with many suburban lots:
- Septic pumping every few years
- Well maintenance and water testing
- Brush clearing and defensible space
- Private road grading and driveway repairs
- Fencing, gates, and livestock-related upkeep
Suburban lots often trade these tasks for HOA dues, city utilities, and simpler landscape care. Neither choice is universally cheaper. The right fit depends on the services you want to outsource and how you value your time.
HOA rules, covenants, and amenities
Master-planned communities around Boerne often have HOAs. Benefits can include neighborhood amenities, consistent standards, and maintained common areas. The trade-off is added dues and restrictions on exterior changes, fencing, animals, or outbuildings. Acreage properties may have lighter restrictions or none at all, but maintenance responsibility shifts to you.
Ask for HOA documents early. Review CC&Rs, fee schedules, budgets, reserve studies, and architectural review procedures so there are no surprises.
Commute and access to San Antonio
Boerne sits along the I-10 corridor northwest of San Antonio. Daily commute time depends heavily on where the property is and your destination in the city. Homes close to I-10 usually offer a more predictable drive. Deeper Hill Country acreage adds minutes quickly. Confirm live route times during your actual commute windows and reference regional congestion data from TxDOT for a broader view.
If you have a flexible schedule or remote days, acreage farther from town can still work. If you prefer a short, consistent drive, consider suburban lots with swift access to I-10 and local arterials.
Safety, wildfire, flood, and land care
The Hill Country experiences periodic drought and seasonal wildfire risk. Best practices include creating defensible space, hardening your home, and ensuring clear access for emergency vehicles. Explore landowner guidance from the Texas A&M Forest Service.
Flood risk varies near creeks and low-lying areas. Even if a property feels elevated, verify its flood status using the FEMA Flood Map Service Center. If a financed home sits in a mapped flood zone, flood insurance usually becomes a requirement.
Daily life looks different on acreage. You might manage brush, repair fences, or schedule contractors for private road work. On a suburban lot, your day may be simpler, with quick access to shops, restaurants, and services around Boerne’s historic Main Street and nearby retail corridors.
Resale outlook and buyer pools
Suburban lots benefit from larger buyer pools looking for convenience, predictable services, and shorter commutes. Acreage resale hinges on parcel-specific features like access, usable topography, reliable water, and clear easements. If you expect to resell within a few years, a suburban lot often offers more liquidity. If you plan to stay long term and value privacy and space, acreage may deliver higher lifestyle returns.
A practical decision checklist
Use these questions to align your household’s priorities with the right property:
- Commute and work pattern
- What is your maximum acceptable one-way drive time? If you prefer under 45 to 60 minutes, a suburban lot near I-10 is often more comfortable.
- How many remote days can you count on weekly? More remote days can make acreage realistic.
- Utilities and internet
- Do you need reliable fiber or cable speeds? If yes, verify availability at the exact address using the FCC Broadband Map. Suburban lots usually have better options.
- Are you comfortable with private well and septic? If not, prioritize municipal hookups via the City of Boerne.
- Maintenance capacity and budget
- Will you do land care yourself or hire contractors? Acreage demands a plan and a budget for brush, roads, and systems.
- Schools and daily convenience
- Do you want quick access to schools, errands, and services? Suburban lots typically shorten daily routes. Confirm attendance zones for an address with Boerne ISD.
- Privacy and lifestyle
- Do you want room for horses, gardening, or larger pets? Acreage fits these goals better than most suburban lots.
- Property taxes
- Could your land qualify for agricultural or wildlife management valuation in the future? Review rules and documentation through the Texas Comptroller and discuss procedures with the local appraisal office.
- Resale horizon
- Planning to sell within 3 to 7 years? Suburban lots often present lower resale risk.
- Rules and flexibility
- Are you comfortable following HOA guidelines on fencing, exterior changes, and outbuildings? If not, look for acreage or low-restriction communities.
Two buyer profiles to help you decide
Executive commuter with a hybrid schedule
- Primary goals: manageable commute, reliable internet, lock-and-leave feel.
- Likely fit: a suburban lot near I-10 for consistent drive times and access to cable or fiber. HOA amenities reduce maintenance.
- Critical verifications: check provider speeds using the FCC Broadband Map, confirm city water and sewer with the City of Boerne, and run commute times during peak hours using your preferred mapping app and regional context from TxDOT.
Family seeking an equestrian or outdoor lifestyle
- Primary goals: privacy, space for animals or gardening, room for outbuildings.
- Likely fit: an acreage parcel outside city limits with flexible covenants, usable topography, and good access.
- Critical verifications: septic suitability via TCEQ OSSF guidance, water reliability using TWDB resources and well evaluation, flood status through FEMA’s Flood Map Service Center, and any HOA or road maintenance agreements.
Due diligence checklist before you write the offer
- Confirm whether the property is inside Boerne city limits with the City of Boerne and review any applicable zoning or utility policies.
- If on septic, plan for inspections and a soil/site evaluation following TCEQ OSSF guidance.
- If on a private well, order water quality testing and review groundwater context with TWDB resources.
- Verify internet availability and speeds per address with the FCC Broadband Map.
- Check flood status using FEMA’s Flood Map Service Center and discuss insurance implications with your carrier.
- Confirm school attendance zones with Boerne ISD.
- Review HOA documents, dues, budgets, and architectural guidelines if applicable.
- Ask your agent for recent comparable sales for similar suburban homes and acreage in Boerne and Kendall County.
When you want a curated shortlist and someone to quarterback the details, work with a local advisor who knows both suburban communities and Hill Country acreage. If you are relocating or juggling a demanding schedule, a concierge approach can save you weeks of guesswork and help you move forward with clarity.
If you are ready to compare specific addresses or want a custom decision map that weighs commute, utilities, internet, and covenants, reach out to Jennifer Santrock for a private consultation or to Request Your Free Relocation Kit.
FAQs
Can I get city water and sewer on Boerne acreage?
- Sometimes; availability depends on distance to existing lines, so verify serviceability with the City of Boerne and be prepared to use a well and septic if lines are not accessible.
How much does acreage maintenance cost each year?
- It varies; plan for septic pumping, well servicing, brush and road upkeep, and fencing, which often exceed typical suburban maintenance and HOA dues.
Are there tax benefits for agricultural or wildlife uses in Kendall County?
- Yes; qualifying open-space or wildlife management valuation can reduce taxable value, but you must meet use requirements and follow local appraisal procedures.
How long is the commute from Boerne to San Antonio?
- It depends on the exact address and destination; many commutes are in a moderate range under good conditions, so test routes during peak hours and review TxDOT congestion context.
Is high-speed internet reliable on rural acreage near Boerne?
- Coverage varies; check the FCC Broadband Map and provider tools for the exact address, and consider fixed wireless, LTE/5G, or satellite if cable or fiber is not available.
Will an HOA limit outbuildings or animals?
- Often; review CC&Rs and architectural guidelines to confirm what is allowed for fencing, animals, barns, or storage buildings before you submit an offer.
