The San Antonio market's two premium-tier 55+ communities. Both $500K–$900K+. Both with resort amenities. Different counties, different tax structures, different lock-and-leave models, and different community stages. The comparison that matters for buyers at this price point.
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Talk to a Specialist →Buyers shopping above $500K in the San Antonio 55+ market end up at one of two communities: Campanas at Cibolo Canyons or Regency at Esperanza. Both position as premium options with high HOAs, resort amenities, and professional community management. Both attract buyers who want the best — not the most affordable — option.
The choice isn't obvious. Campanas is resale-only in Bexar County with a lock-and-leave HOA model that actually eliminates exterior maintenance. Regency is new construction in Kendall County with a MUD tax that adds $300+/month over equivalent Bexar County costs, and a Hill Country Boerne setting with genuine downtown walkability. The financial and lifestyle tradeoffs are real.
| Category | Campanas at Cibolo Canyons | Regency at Esperanza |
|---|---|---|
| Builder | David Weekley + Sitterle | Toll Brothers |
| Status | Fully built — resale only | Active build (~2023–present) |
| County | Bexar — 2025 senior exemptions, no MUD | Kendall MUD #1 — 2.4–2.7% effective rate |
| Location | TPC Parkway, north San Antonio | Boerne — 35 miles NW of San Antonio |
| Price range | $500K–$900K+ (resale) | $500K–$900K+ (new construction) |
| HOA structure | Single HOA: $545/month | Dual HOA: ~$250–$350/month combined |
| HOA covers | Exterior painting, roofing, all landscaping front and back — complete exterior maintenance | 55+ clubhouse, common areas. Individual exterior maintenance is owner responsibility. |
| Amenities | Clubhouse, pool, fitness, bocce, pickleball, club spaces | Resort pool, fitness, pickleball, bocce, club spaces + Reunión Parque master plan |
| Golf adjacency | TPC San Antonio (PGA Tour venue) — adjacent but separate membership | None within the community |
| Walkable downtown | None — suburban TPC Parkway setting | Boerne Hill Country Mile — golf cart distance |
| Hill Country setting | Urban edge — suburban north SA feel | Genuine limestone terrain, elevated, Hill Country character |
| Property tax (65+, $650K) | ~$1,079/month (Bexar 65+) | ~$1,381/month (Kendall MUD 2.55%) |
| Tax structure advantage | $200K combined school exemption + school freeze + City of SA $85K | Smaller Kendall exemptions; freeze applies but on higher taxable base |
| Medical access | 15–20 min to major SA hospitals | 30–45 min to major SA hospitals |
| New construction warranty | None — resale | Toll Brothers 10-yr structural, 2-yr systems warranty |
| Architecture | Mediterranean — distinctive, requires maintenance expertise | Hill Country contemporary — multiple elevation options |
Both communities at $650K for a 65+ buyer:
At the same $650K home value, Campanas costs approximately $202/month less than Regency at Esperanza. The MUD tax drives most of the gap ($302/month more at Regency), partially offset by Campanas's higher HOA ($245/month more) and Regency's lower exterior maintenance obligation.
Over 15 years at $650K, the Regency premium totals approximately $36,000 — before accounting for the compounding effect as appraisals rise and the MUD tax grows proportionally.
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Both communities market as lock-and-leave. Only one fully delivers it.
Campanas: The $545/month HOA covers exterior painting, roofing, and all landscaping. When you leave for three months, you leave knowing your home's exterior is being maintained professionally. You return to the same condition you left. This is genuine operational lock-and-leave — not marketing copy.
Regency at Esperanza: The HOA covers the clubhouse and common areas — not individual home exteriors. You are responsible for your own lawn maintenance (hire a landscaper for $150/month), exterior painting (Toll Brothers warranty covers defects, not cosmetic maintenance), and routine exterior upkeep. If you leave for extended periods, you need to arrange personal property management. This is not lock-and-leave in the operational sense.
This distinction matters most for buyers who specifically want the freedom to be away for 2–4 months without worrying about the property. Campanas delivers it. Regency doesn't.
New construction and warranty. Toll Brothers' construction quality and 10-year structural warranty are real value. Campanas is 10–15 year old resale — you inherit the full maintenance history of the previous owner. New construction eliminates that uncertainty.
Hill Country character and Boerne setting. No comparison — Regency's limestone terrain, elevated position, and proximity to Boerne's Hill Country Mile are genuinely different from Campanas's suburban TPC Parkway setting. If the Hill Country aesthetic is what you're buying, Regency has it.
Walkable downtown access. Boerne's Hill Country Mile is unique in this market — a legitimate small-town downtown accessible by golf cart. Campanas has nothing comparable within walking or golf-cart range.
Dual HOA means lower individual HOA line item. Regency's $250–$350/month combined dual HOA looks better than Campanas's $545 on a spreadsheet. The important caveat: Regency's HOA doesn't cover your exterior maintenance. Campanas's does. The comparison isn't apples-to-apples.
Connect with a specialist who knows this market from the inside — real cost math, honest community comparisons, and what's actually happening right now. Every agent is personally vetted by the Nova55Living founder.
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