The story of this market
The typical home in ZIP 78163 sells for about $565,000, or $233 per square foot.
Prices are up +25.56% from a year ago, so sellers still have some momentum. Homes take about 80 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,951 a month.
ZIP 78163 — Bulverde
The 78163 housing market is currently characterized by a significant year-over-year price appreciation and a balanced inventory level. While the market is technically a buyer's market due to supply levels, high demand for the area's suburban lifestyle continues to support strong median home values.
This ZIP is well-suited for family buyers and commuters seeking a suburban lifestyle with access to the San Antonio metro area while enjoying the amenities of the Texas Hill Country.
Median prices moved up 25.6% year over year.
Homes spend a median of 80 days on market with 7.2 months of supply — a slower-moving market.
0% of listings have cut prices · homes sell at 97% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 2.8% · poverty 3.8% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.3%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
in-migration and out-migration balanced
ZCTA 78163
The area is served by the Comal Independent School District, which generally maintains a positive reputation within the region.
The region is subject to standard Texas wildfire and storm risks; property insurance premiums have been trending upward due to regional hazard exposure.
Bulverde is experiencing steady residential growth as a bedroom community for the San Antonio metro area, with ongoing expansion of suburban infrastructure.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Texas) — Senior (65+) and Disabled Homestead Exemption and School Tax Ceiling: Grants an additional mandatory $10,000 exemption from ISD appraised value (Taxable Value_ISD = Appraised Value - $100,000 - $10,000) and establishes an absolute statutory tax freeze (school tax ceiling): total ISD property taxes cannot exceed the dollar ceiling established in the… State (Texas) — General Residence Homestead Exemption and 10% Valuation Growth Cap: Imposes mandatory state-level valuation deductions and growth limitations on the qualifying homestead: (1) Mandates a $100,000 deduction from appraised value for independent school district (ISD) maintenance and operations/debt taxation: Taxable Value_ISD = Appraised Value - $100… State (Texas) — Ad Valorem Real Property Taxation and Assessment Ratio: Mandates ad valorem appraisal of all real property at 100% of fair market value as of January 1 each tax year (Assessment Ratio = 1.00).
Residents primarily commute by car toward San Antonio via US-281, with typical drive times varying based on traffic congestion into the urban core.
The area offers access to the Hill Country landscape, including local parks, proximity to Canyon Lake, and various golf courses and shopping centers within a short drive.
The rental market is characterized by a mix of single-family homes with moderate vacancy pressure and a recent year-over-year rent increase of approximately 4.35%.
The local economy is largely driven by the San Antonio metropolitan labor market, with a mix of retail, construction, and professional services.
Transportation is heavily reliant on private vehicles, with US-281 serving as the primary arterial corridor for regional connectivity.
Ongoing residential development continues to expand the suburban footprint of the Bulverde area.
Comal County Appraisal District manages property assessments for the area.
Parcels are subject to Comal ISD taxes and potential municipal utility district assessments.
Property insurance costs are rising in line with broader Texas market trends regarding weather-related risk.
Data retrieved from US Census Bureau ZCTA 78163 profile.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
- Six Flags Fiesta Texas4.313.3 mi
- Andretti Indoor Karting & Games San Antonio4.413.3 mi
- Morgan's Wonderland4.817.3 mi
- Round1 Bowling & Arcade - San Antonio4.117.4 mi
- Dave & Buster's Balcones Heights4.219.1 mi
- Topgolf San Antonio4.413.2 mi
- Chicken N Pickle - San Antonio4.514.1 mi
- PopStroke4.613.7 mi
- Andretti Indoor Karting & Games San Antonio4.413.3 mi
- Alamo Drafthouse Cinema Park North4.317.3 mi
- Natural Bridge Caverns4.711.2 mi
- Guadalupe River State Park4.76.9 mi
- Santikos Palladium4.412.4 mi
- Natural Bridge Wildlife Ranch4.411.5 mi
- Friedrich Wilderness Park4.811.4 mi
- Natural Bridge Caverns4.711.2 mi
- Cave Without A Name4.910.5 mi
- McNay Art Museum4.719.8 mi
- Wonder Chamber4.217.4 mi
- Texas Transportation Museum4.615.9 mi
- Natural Bridge Caverns4.711.2 mi
- Guadalupe River State Park4.76.9 mi
- Natural Bridge Wildlife Ranch4.411.5 mi
- Friedrich Wilderness Park4.811.4 mi
- Eisenhower Park4.810.9 mi
- Canyon Lake Marina4.618.7 mi
- Cranes Mill Marina4.815.3 mi
- Canyon Springs Golf Club4.57.2 mi
- Dominion Country Club4.510.7 mi
- Fair Oaks Ranch Golf & Country Club4.58.5 mi
- Golf Galaxy411 mi
- River Crossing Club4.77.9 mi
- The Rim4.612.4 mi
- T.J. Maxx & HomeGoods4.212.2 mi
- H-E-B4.810.7 mi
- Nordstrom Rack4.412.1 mi
- Marshalls4.311.6 mi
- San Antonio International Airport4.316.6 mi
- Alamo Helicopter Tours4.929.8 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
Major regional water recreation area located nearby.
Local park providing green space and community facilities.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.