Discover Bulverde, Texas: Neighborhoods, Schools, and City Insights for New Residents

Bulverde, known as the “Front Porch of the Texas Hill Country,” sits amid rolling hills, oak-dotted valleys, and tranquil creeks just north of San Antonio. Incorporated in 1999, this small but growing city blends a relaxed rural pace with modern conveniences. With access to Canyon Lake recreation and the Comal ISD school network, Bulverde offers families and retirees alike a scenic, community-oriented lifestyle enriched by access to both nature and city life.

Quick Facts about Bulverde, Texas

• Location: Approximately 26 miles north of downtown San Antonio, nestled in Comal County and embraced by Hill Country scenery.
• Population: Roughly 5,692 residents as of the 2020 census, experiencing around 23% growth since 2010.
• Median home value: Around $380,100 (2023), rising from $362,400 the previous year—reflecting a robust local housing market.
• Median household income: Approximately $108,413, exceeding national averages.
• Cost of living index: Around 112, about 12% above the national average, driven primarily by elevated housing costs.
• Crime rate: Violent crime remains low, with approximately 191 incidents per 100,000 people, well below the national rate.

Schools

Bulverde is served by the Comal Independent School District (ISD), which enjoys a strong reputation for academic achievement and a tight-knit educational community. Within Bulverde’s city boundaries, families are zoned to several well‑rated schools, including Rahe Bulverde Elementary, Johnson Ranch Elementary, and Spring Branch Middle School, all noted for small class sizes and solid proficiency rates on state tests.

Most high school students attend Smithson Valley High School, a 5A campus known for a wide range of academic, athletic, and extracurricular programs, and boasting a 98% graduation rate. For families seeking faith-based or custom learning environments, Bracken Christian School and Living Rock Academy offer private PK–12 education with favorable student-teacher ratios and niche-focused curricula.

The local and academic strength of Comal ISD, combined with personalized private options, makes Bulverde a particularly attractive choice for families prioritizing education and individual growth.

Public safety

Bulverde is known for its peaceful, low-crime environment—a hallmark of its small-town Hill Country vibe. According to NeighborhoodScout, the city consistently reports crime rates well below national averages, especially for violent incidents. Factors like low population density, strong homeowner presence, and an active community watch culture contribute to its safety profile.

Although it lacks its own municipal police force, Bulverde benefits from swift response times from Comal County Sheriff’s Office, and the city’s rural layout and engaged populace promote informal oversight and neighborly vigilance. Additionally, community events and family-oriented public spaces help reinforce a sense of collective responsibility and visibility—elements that add to the overall safety and comfort experienced by residents.

Commute

Bulverde’s location between US Highway 281, State Highway 46, and close proximity to I-35 and I-10 gives it strategic access to San Antonio and surrounding regions. It sits roughly 22 miles north of downtown San Antonio, making for a straightforward 30-to-40-minute commute depending on traffic conditions. According to recent data, residents average approximately 35.5 minutes each way to work, which aligns with regional norms and reflects manageable access despite Bulverde’s rural character.

The convenience extends northward too—nearby Canyon Lake, Boerne, Boerne’s surrounding commercial centers, and the greater north San Antonio region—offering employment, shopping, and service destinations within the Hill Country. With a focus on commuter-friendly roads and low traffic congestion, Bulverde provides a peaceful commute for urban workers seeking serenity at home.

Real estate trends

Bulverde’s real estate market has seen steady appreciation, reflective of its growing popularity. In 2023, the median property value hovered around $380,100, rising nearly 5% from the previous year—a sign of moderate demand and stable growth. July 2025 listing data from Realtor.com shows a median asking price of $600,000, representing a significant build in market value and buyer interest over recent years.

Reported sales trends show a median sale price of $641,900 in mid‑2025, though homes are staying on the market longer—around 101 days, compared to 69 days a year earlier—suggesting an evolving pace amid rising prices. Predominantly owner-occupied with a homeownership rate exceeding 90%, Bulverde offers a mix of newer subdivisions and rural acreage in communities like Hidden Canyon and Johnson Ranch. These provide diverse housing types—from family-friendly neighborhoods to larger lots with Hill Country views.

Cost of living

Bulverde features a cost of living that varies across categories. Though housing is relatively high—the typical home costs about 47.6% more than the national average—overall costs are tempered by everyday affordability. A cost of living index places Bulverde at around 82.2, indicating 17% below the national average, though this may reflect lower costs in utility, groceries, or services balancing higher housing values. For working households, a 2023 median household income of $108,413 positions many residents well above state and national averages, helping offset housing costs and ensuring stronger purchasing power.

While housing remains the largest contributor to higher living costs—especially for families seeking roomy lots or new construction—the area offers reliable value in terms of safety, education, and lifestyle.

Local demographics

As of the 2020 census, Bulverde had 5,692 residents across 1,885 households and 1,534 families, reflecting a population increase of about 32% since 2010. The 2023 estimate, though slight, indicates continued growth, with a population between 6,500 and 6,600. The city skews family-oriented and ethnically diverse:

71% non-Hispanic White

23% Hispanic or Latino

Bulverde maintains a strong financial profile—median household income stands at $108,413, with per capita earnings near $60,965, and a poverty rate of just 5.2%—highlighting overall economic stability. Average household size is near three individuals, and the age distribution and household composition reflect a balance of families, working professionals, and long-standing local residents.

Nearby healthcare

Bulverde itself is primarily residential and lacks a full-service hospital within city limits. However, residents access quality healthcare by short drive to San Antonio, where multiple hospital systems—such as Methodist, Christus, and University Health—offer comprehensive services including emergency, specialty, and outpatient care.

Locally, urgent care clinics and family medicine practices can be found in nearby Spring Branch and New Braunfels, ensuring reliable access for routine needs. Telehealth and mobile health services are also prevalent, enabling convenient access to care from home.

As Bulverde grows, healthcare providers continue evaluating clinic expansions and partnerships that may bring more healthcare directly into nearby communities such as Thornebrook and Kinder Ranch in years to come.

FAQs about living in Bulverde, Texas

Here are some commonly asked questions from those looking to make the move to Bulverde.

Q: How far away is Bulverde, Texas from San Antonio?

Bulverde is approximately 24–26 miles north of downtown San Antonio, depending on exact driving route via US‑281. The travel time typically ranges from 28 to 30 minutes under normal traffic conditions.

Q: Is Bulverde, Texas a good place to raise a family?

Yes. Bulverde is considered a top-tier choice for families. It ranks as the #3 best place to raise a family in Comal County according to Niche, earning an impressive A overall grade, including an A for public schools and an A for family-friendliness. Residents consistently describe Bulverde as a peaceful, close-knit community with scenic beauty, friendly neighbors, and excellent schools—offering a healthy and welcoming environment for family life.

Q: Does Bulverde, Texas have good schools?

Yes. Bulverde is served predominantly by Comal ISD, which holds a strong A rating from both the state and Niche, with many campuses earning distinctions. Public schools within the city—such as Rahe Bulverde Elementary—earn top-tier accountability ratings. Families also have private options like Bracken Christian School for alternative education pathways.

What makes Bulverde stand out

Bulverde captivates with its rolling oak-studded hills and scenic tranquility just north of San Antonio. Its blend of rural charm and natural beauty is enhanced by quick access to Guadalupe River State Park, Canyon Lake, and miles of hiking and cycling trails. With its relaxed pace, community pride, and Hill Country ambiance, Bulverde offers a serene yet well-connected lifestyle that feels both timeless and welcoming

If you’re picturing a city that blends opportunity, connection, and comfort, explore our move-in-ready homes in Bulverde, Texas set within thoughtfully designed neighborhoods. To learn more about available properties and begin your homeownership journey, reach out to Perry Homes today.