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Talk to a Specialist →The due diligence sequence for buying in San Antonio's active adult market. Tax verification, MUD disclosure, HOA financials, inspection scope, and closing cost items that catch buyers off guard. ⚠ marks the ones that most commonly derail deals or produce post-closing regret.
Bexar, Kendall, or Guadalupe? Which school district? The county determines your exemption structure. Kendall County = MUD risk. Ask for a current tax certificate from the seller or pull the BCAD/Kendall CAD account online.
Any home in or near Boerne/Esperanza: ask explicitly whether it's in a Municipal Utility District. MUD adds ~0.65% to the effective rate — $3,900–$5,200/year extra on a $600K–$800K home. This is legally required disclosure but often buried in contract addenda.
Pull the appraisal district account, apply 2025 exemptions (school $200K combined, City of SA $85K for Bexar), and calculate monthly. Don't trust the seller's tax statement — it may reflect pre-65 rates or prior-year exemptions that don't apply to you.
If you're 65+ and closing before year-end, file Form 50-114 immediately after closing to establish the freeze at current-year rates. Every year you delay sets a higher frozen ceiling.
Reserve fund balance, annual income vs. expenses, deferred maintenance items. An underfunded reserve with aging infrastructure = special assessment risk. At Hill Country Retreat: well-funded, well-run. At newer or smaller communities: verify.
HCR bills $556.50/quarter — not $185/month. If your cash flow is managed monthly, quarterly billing requires explicit planning. Some communities bill semi-annually. Confirm before assuming monthly debits.
Reveals ongoing disputes, major capital decisions, rule enforcement patterns, and board stability. Recurring agenda items about the same repair or rule signal problems. A healthy HOA has boring minutes.
HCR: exterior maintenance, landscaping, roof. Campanas: same. Willis Ranch: common areas only — yard is your responsibility. Confusing these produces costly surprises.
Regency supplement HOA + Esperanza master HOA. Both can levy special assessments independently. Both budgets need review. One healthy HOA doesn't protect you from the other's problems.
Any major infrastructure replacement (pool resurfacing, parking lot, HVAC systems) that hasn't been funded and assessed yet is a financial liability you're buying into. Ask the HOA board directly.
HCR charges approximately $370 (2 months HOA) as a working capital contribution at closing. Standard at PulteGroup communities. Factor into closing cost estimate — it's not negotiable.
Texas expansive clay soils cause foundation movement. Any pre-2005 home in San Antonio warrants a structural engineer inspection beyond a standard home inspection. The cost is $350–$600 and worth every dollar on a $265K–$350K home. Bexar County soil conditions are aggressive.
Central Texas heat runs HVAC systems hard. Expected lifespan 15–20 years. Any 2003–2008 original system is at or past replacement. Budget $8,000–$15,000 if not recently replaced. Request service records — annual servicing vs. reactive-only repair is a meaningful maintenance signal.
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Composition shingles last 20–25 years in this climate. Pre-2005 homes may be on their second or third roof. Ask for permit history — unpermitted roof replacements are a red flag. Recent hailstorms in SA can accelerate deterioration.
Pre-2000 homes: add a sewer scope to your inspection. Clay soil movement can crack or offset sewer lines under slab foundations. A sewer scope runs $150–$250 and can reveal $5,000–$20,000 in repair needs that standard inspection misses.
Many HCR homes have pools added post-construction. Pools age independently of the home. Request equipment age and service history. A 15-year-old pool with original equipment is a $3,000–$8,000 equipment replacement waiting to happen.
Original 1980s electrical panels may be uninsurable with some carriers. Verify panel age and brand — some older panels are specifically excluded by Texas homeowners insurance policies. Replacement cost: $2,500–$4,500.
PulteGroup/Del Webb standard. Due at closing, not negotiable with seller. Add to your closing cost estimate.
Most 55+ communities charge a transfer fee ($200–$500) and documentation fee ($150–$300) at closing. These vary by community and are disclosed in the HOA resale certificate. Get the resale certificate early.
Texas taxes are paid in arrears. At closing, you'll credit or receive proration for the year's taxes. If you're closing late in the year and your 65+ exemptions haven't yet been applied to that year's bill, the proration may use last year's (higher, pre-exemption) rate. Verify which rate is being used for proration.
Texas has a regulated title insurance rate structure — costs are set by the state, not negotiable between companies. Budget approximately 0.5–0.7% of purchase price for owner's title insurance.
Get your insurance quote before finalizing financing — lenders require it and it affects your monthly escrow. San Antonio rates vary significantly by home age, construction type, and proximity to wildland interface. Older homes with original roofs pay materially more.
File the homestead exemption application immediately after closing. Don't wait until April. The sooner BCAD processes it, the sooner your exemptions are active. For 65+ buyers: the school freeze is established in your first qualifying year — file before December 31 to lock in current-year rates.
Required for homestead exemption approval. BCAD checks that the license address matches the property address. Do this within 90 days of closing.
Texas vehicle registration should match your primary residence. Also qualifies as a secondary proof of residency for BCAD exemption purposes.
At HCR and most SA communities, the HOA management company handles maintenance requests, violation notices, and amenity access. Knowing who to call and how the system works saves frustration in your first months.
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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