The Meridian — Kerrville, TX

Gated 55+ fee-simple community • Kerr County • 140+ lots • $400K–$600K

The Meridian is the Texas Hill Country’s only significant gated, deed-restricted, age-restricted (55+) community where you own both the home and the land. That distinction matters enormously in a market where most 55+ options involve leasing the land. Multiple small builders have delivered homes here: Renwa Homes, Affinity Homes, New Rock Construction, and Kept Classic Homes, which sold out its 14-home allotment in 2025.

Fee-Simple vs. Land-Lease: Why It Matters

At The Meridian, you own your lot. You pay property taxes on both the structure and the land, your HOA covers lawn care and the clubhouse, and standard mortgage financing applies. There is no escalating monthly lot rent, no park manager approval required to sell, and no uncertainty about what happens to your lot-rent rate in 10 years.

Compare that to Ingram Oaks (lot rent $490/mo) or Windmill Oaks in Fredericksburg (lot rent $350/mo). Over 10 years at 3% annual lot-rent escalation, Ingram Oaks lot rent alone totals approximately $67,000 with no equity to show for it. The Meridian’s HOA fee covers lawn care rather than land rent, and that money is spent against an asset you own.

All-In Monthly Cost at $500,000

The Meridian — Estimated Monthly All-In (20% down, 7% rate, 30-yr)

Principal & Interest ($400K loan)$2,661/mo

Property tax (~0.90% on $500K)$375/mo

Homeowners insurance~$150/mo

HOA (lawn + clubhouse)~$175/mo

Estimated Monthly Total~$3,361/mo

At 65+, the tax line drops permanently. Texas’s combined $200,000 school exemption ($140K general + $60K over-65, approved November 2025) plus the school tax freeze means a qualifying senior at $500K pays tax on $300K of school-taxable value — and that amount is frozen forever. Estimated annual tax drops from ~$4,500 to roughly $2,800–$3,200, saving $100–140/month.

Property Tax: Kerr County

Kerr County’s 2025 adopted rate is $0.40 per $100 valuation. Combined with Kerrville ISD and City of Kerrville levies, the all-in rate is approximately $0.85–$1.00 per $100 (≈0.85–1.0% effective on market value). At $500,000 purchase price, that is $4,250–$5,000 annually before exemptions.

Texas appraises at 100% of market value annually. Your homestead exemption caps annual increases at 10% for your primary residence — but a buyer purchasing today at $500K should expect appraised value to reach market value within 1–2 years. The over-65 school freeze locks the school portion, but city and county levies can still rise with appraisal.

Builders and What to Expect

The Meridian is multi-builder, which means no single master plan governs all homes. Renwa Homes and New Rock Construction are the most active as of 2025–2026, offering 3-bed/2-bath single-story plans in the $480K–$580K range with quartz counters, custom cabinetry, and covered patios. Affinity Homes was voted Best Builder in Kerrville 2023. Resale homes typically run $400K–$520K. Verify which sections have vacant lots and which builders are actively selling before committing.

Healthcare Access

Peterson Regional Medical Center in Kerrville (approximately 5–10 minutes) is a 124-bed acute care facility with emergency services, cardiac care, orthopedics, and oncology. University Health System in San Antonio (Level I trauma) is approximately 60 miles southeast via I-10 — the destination for complex procedures most Hill Country residents require.

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