Complete ownership cost breakdown for sold-out Mediterranean community. Property tax (Bexar County 2025 exemptions), high HOA ($545/month with exterior maintenance included), insurance, utilities, and 10-year projection. HOA comparison to Willis Ranch.
Campanas' $545/month HOA is among the highest in the San Antonio market. This is not incidental pricing variance — it reflects the comprehensive exterior maintenance model and upscale amenities.
What the $545 HOA covers:
This is a true lock-and-leave model where HOA covers not just common areas but your home's exterior. You own the home; the HOA handles all visible exterior maintenance. This is fundamentally different from communities where you're responsible for painting, roof maintenance, and landscaping even though there's a gate.
| Community | Monthly HOA | What's Included | Model |
|---|---|---|---|
| Campanas | $545/month | Exterior painting, roof, landscaping, irrigation, water, clubs, pool, fitness, tennis | Comprehensive lock-and-leave |
| Hill Country Retreat | $185/month | Exterior landscaping, pool, clubhouse, programming, trash | Resort lock-and-leave (amenities focus) |
| Willis Ranch | $84/month | Basic landscaping, pool, clubhouse, trash | Minimal lock-and-leave |
| Regency at Esperanza | $250–350/mo (est.) | Dual HOA: Regency clubhouse + Master plan (Reunión Parque) | Toll Brothers dual structure |
The distinction: Campanas' $545 covers exterior home maintenance (painting, roof) that other communities leave to individual owners. Willis Ranch's $84 leaves you responsible for painting and roof repairs. You're paying for convenience and certainty, not just amenities.
Campanas is in Bexar County — same advantages as Hill Country Retreat and Willis Ranch. 2025 senior exemptions apply directly.
| Appraised value | $650,000 |
| Less general homestead exemption | -$140,000 |
| Less over-65 school exemption | -$60,000 |
| School taxable base | $450,000 |
| School tax at 1.35% | $6,075/year |
| Bexar County at 0.32% | $2,080/year |
| City of SA at 0.55% (less $85K over-65 exemption) | $3,108/year |
| Hospital district at 0.26% | $1,690/year |
| Total annual property tax (65+) | $12,953/year |
| Monthly property tax | $1,079/month |
At a $650K price point, Campanas is in the premium pricing tier. Property tax is comparable to other Bexar County homes, but the higher home value drives higher absolute tax dollars. The 2025 Bexar exemptions apply equally, giving 65+ buyers meaningful relief.
Campanas HOA is $545/month ($6,540/year). This is not negotiable per unit — all homes pay the same, regardless of size or lot location. The rate funds community-wide operations and maintenance.
Why is this higher than Willis Ranch ($84) or Hill Country Retreat ($185)?
This HOA rate is sustainable for Campanas given the model. But be realistic: $545/month is a significant monthly obligation that many buyers don't anticipate until they're in contract.
Mediterranean homes with tile roofs, stucco, and premium finishes typically have moderate insurance rates (tile roofs have good track records, stucco is durable).
For a $650,000 Campanas home:
Estimate: $200/month ($2,400/year) for moderate coverage on a premium-priced $650K home.
Campanas homes are 1,930–3,619 sq ft. Larger homes consume more utilities than Willis Ranch (smaller homes). However, newer construction is typically more efficient.
Annual estimate: $1,400–$1,800 (larger homes, but HOA covers irrigation)
Monthly average: $130 (conservative estimate)
Because the HOA covers exterior maintenance (painting, roof, landscaping), your personal maintenance obligations are limited to interior systems and appliances.
Monthly estimate: $75–$100 (lower than other communities because exterior is covered)
Budget for:
The HOA saves you money on major exterior projects. Your maintenance reserve is smaller than homes where you're responsible for roofing, painting, and landscaping.
| Cost Component | Monthly | Annual |
|---|---|---|
| Property tax (65+, Bexar full stack) | $1,079 | $12,953 |
| HOA (includes exterior maintenance) | $545 | $6,540 |
| Homeowners insurance | $200 | $2,400 |
| Utilities (electric, water, gas) | $130 | $1,560 |
| Maintenance & reserve (interior only) | $90 | $1,080 |
| Total monthly carrying cost | $2,044 | $24,533 |
The bottom line: A $650,000 Campanas home costs approximately $2,044/month in all-in carrying costs. The high property tax on a $650K Bexar County home ($1,079/month) combined with the $545 HOA drives this number. For a paid-off home, this is your total monthly obligation.
The high HOA ($545) is the secondary cost driver after property tax. Compared to Willis Ranch ($84 HOA), Campanas costs $461/month more in HOA — but the HOA covers exterior painting, roofing, and all landscaping. Self-maintaining those items would run $150–250/month, narrowing the effective gap considerably.
| Category | 10-Year Total | Notes |
|---|---|---|
| Property tax (school frozen; county/city drift 1.5%/yr) | $138,632 | School ceiling locked at 65; Bexar County, city, hospital drift with appraisals |
| HOA dues | $71,611 | 2% annual increase assumed |
| Insurance | $24,000 | Flat; may increase with home age |
| Utilities | $15,600 | Modest increases |
| Maintenance & reserve (interior only) | $10,800 | Lower because HOA covers all exterior |
| Total 10-year carrying cost | $260,643 |
What this means: Over 10 years, owning a $650,000 Campanas home costs approximately $260,643 in carrying costs. The $545/month HOA and full Bexar County tax stack on a premium home drive a high 10-year total. This is a sold-out, lock-and-leave community — you're paying for convenience, certainty, and TPC golf proximity.
If the home appreciates to $790,000 after 10 years (~2%/year), you exit with $140,000 in appreciation. After long-term capital gains tax at 15%, net appreciation is roughly $119,000. Net cost of ownership: $260,643 carrying minus $119,000 appreciation = approximately $141,643 net cost to own for 10 years.