Nine active adult communities across Bexar, Kendall, and Guadalupe counties — from established resale communities to new construction in Boerne's Hill Country Mile. Real cost math, county tax comparisons, and the MUD tax trap nobody else publishes.
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Talk to a Specialist →Nova55Living covers Austin's 55+ market separately — that's Sun City Texas (Georgetown), Kissing Tree (San Marcos), Trilogy at Rough Hollow (Lakeway), and Del Webb Sweetwater. Those are Austin-corridor communities for Austin-orbit buyers.
San Antonio's market is distinct: different counties, different tax structures, different buyer profiles, and different amenity positioning. Hill Country Retreat markets itself as a military retirement community. Regency at Esperanza is Toll Brothers new construction in Boerne's walkable Hill Country Mile. Willis Ranch is a lock-and-leave affordability play. Scenic Hills is the oldest and most affordable in the corridor.
The research angle is just as distinct. Competitors like 55places publish shallow community profiles. We publish the real cost math — including the Kendall County MUD tax that pushes Esperanza's effective rate to 2.4–2.7%, the 2025 Bexar County senior exemption changes that dramatically alter the carrying cost for buyers 65+, and the military retirement income tax exemption that gives JBSA-proximity buyers a structural advantage.
Regency at Esperanza in Boerne sits in Kendall County MUD #1. The effective property tax rate is 2.4–2.7% — not the 1.8–2.0% base Kendall County rate. The MUD adds approximately 0.65 percentage points on top.
On a $600,000 home, this difference means $3,000–$5,000 per year in additional taxes compared to a non-MUD comparable in the same county. For a buyer coming from Illinois (1.3–1.8% effective rate), Ohio (0.5–1.5%), or the Northeast, this is a tax bill that is 50–100% higher than expected.
55places lists Esperanza with zero property tax disclosure. We publish the MUD math explicitly and explain how it compounds the "no income tax" narrative that most Texas marketing relies on.
Joint Base San Antonio (JBSA) — covering Lackland, Fort Sam Houston, and Randolph Air Force Base — is one of the largest military installations in the United States. Hill Country Retreat, positioned in Alamo Ranch on San Antonio's west side, is explicitly marketed to military retirees and draws a disproportionate share of 20-year military retirement buyers.
Texas exempts all military retirement pay from state income tax. 100% VA-disabled veterans pay zero property tax in Texas. This creates a specific buyer demographic with unique tax optimization that no Florida or generic "55+ community" guide addresses. Hill Country Retreat's community character and amenities reflect this military buyer concentration in ways that other mega-communities do not.
Texas voters approved two constitutional amendments in November 2025 that fundamentally restructured senior property taxes in Bexar County. These changes are so new that most real estate marketing still omits them.
Proposition 13 (SB 4) increased the general school homestead exemption to $140,000 (from $100,000). Proposition 11 (SB 23) increased the over-65 additional school exemption to $60,000 (from $10,000). Combined: $200,000 in total school district exemptions for any buyer who is 65 or older.
Add the school tax freeze — once established in the year you turn 65, your school tax ceiling is locked. It cannot increase regardless of appraisal changes. Add the City of San Antonio's $85,000 over-65 exemption on the city portion. For a 65+ buyer at Hill Country Retreat purchasing a $400,000 home, the real all-in tax cost is dramatically lower than any headline rate implies.
No competitor has published this math yet. It changes the calculation for every Bexar County community in this market.
All nine communities sit in three counties. Each has a distinct property tax structure. Texas has no state income tax — Social Security, IRA distributions, pensions, and 401(k) withdrawals are all exempt. Property taxes become the primary cost variable.
| County | Base Effective Rate | Communities | Key Notes |
|---|---|---|---|
| Bexar | 1.8–2.3% | Hill Country Retreat, Campanas, Willis Ranch, Orchards at Valley Ranch, Sage Stone Oak, Overture Stone Oak, Solea Alamo Ranch | 2025 homestead exemptions ($140K general + $60K over-65 school) + school tax freeze at 65 + City of SA $85K over-65 exemption dramatically reduce real carrying cost for seniors |
| Kendall | 1.8–2.0% base 2.4–2.7% with MUD | Regency at Esperanza (MUD #1) | MUD adds ~0.65 percentage points. Esperanza buyers face 50–100% higher effective rate than headline county rate. Most expensive tax structure in the market |
| Guadalupe | 1.6–1.9% | Scenic Hills (Schertz) | Slightly lower than Bexar. Scenic Hills includes lawn maintenance in HOA — reduces exterior cost burden |
| Comal (future) | 1.5–1.8% | Del Webb at Veramendi (watch list, active build 2025) | Lower than Bexar and Kendall. New Braunfels sits between San Antonio and Austin. Full build expected 2026+ |
We connect buyers with agents who know this market from the inside — real cost math, honest comparisons, and what's actually happening right now. Every agent is personally vetted by the Nova55Living founder. No scripts, no pressure.
San Antonio's only Over-55 Resort Community. Fully built out with established resale market. Strong military retirement buyer concentration. 23 Del Webb floor plans + 6 Village Builders plans. Single-story focus with optional 2nd floor loft.
Floor plans: all 29 plans · Kerrville · Live Oak · Meadowlark · Savannah · Windmill
New construction with three distinct collections (Flamenco, Sardana, Zambra). 15 floor plans, all single-story, $500K–$900K+. Walkable Hill Country lifestyle with downtown Boerne Hill Country Mile within 5 minutes. Critical issue: Kendall County MUD #1 pushes effective tax rate 50–100% higher than base county rate.
Lock-and-leave with limited amenities — outdoor pool, splash pad, clubhouse, trails. More affordable entry to Hill Country lifestyle with minimal HOA burden. No full resort model, but positioned for buyers wanting simplicity over amenities.
Mediterranean architecture, 1,930–3,619 sq ft, lock-and-leave model with exterior maintenance in HOA. Adjacent to TPC San Antonio golf complex. Mediterranean design and proximity to JW Marriott resort make this a premium lifestyle positioning.
Oldest community in the market, most affordable. Lawn maintenance included in HOA — a major differentiator for lock-and-leave buyers. 13,000 sq ft Lodge, pool/spa, cart paths, trails. Guadalupe County taxes slightly lower than Bexar.
Smaller footprint with 10,000 sq ft clubhouse, fishing lake, outdoor kitchens. Government Canyon State Natural Area access. Affordable entry community with outdoor recreational focus.
Rental-focused 55+ community. Urban-adjacent lifestyle without ownership commitment.
Del Webb is launching a major new community at Veramendi in New Braunfels (Comal County) with active build announced for 2025. New Braunfels sits directly between San Antonio and Austin — a regional location advantage. Comal County's effective property tax rate is 1.5–1.8%, lower than both Bexar and Kendall. Full build expected 2026+. We'll cover this community once construction models and pricing stabilize.
We research real costs — HOA fees, property taxes, total carrying cost calculations, county comparisons, and the special cases (MUD taxes, military exemptions, senior exemptions) that competitors omit.
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