All 9 communities ranked by monthly carrying cost for a 65+ buyer. Property tax (with 2025 exemptions where applicable), HOA, insurance, utilities, and maintenance. No marketing language — just the real numbers side by side.
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Talk to a Specialist →Monthly carrying cost is what it costs to own your home each month once you've purchased it — property taxes, HOA dues, insurance, utilities, and a maintenance reserve. It does not include mortgage payments or the cost of capital tied up in a paid-off home.
We model a 65+ buyer using current (2025) exemption structures to reflect the most realistic scenario for this market's demographic. Pre-65 buyers will pay higher property taxes in Bexar County communities (the over-65 exemptions don't yet apply). Kendall County MUD figures don't change materially with age — Kendall's senior exemptions are substantially smaller.
These are representative estimates based on community-specific data, county rates, and reasonable assumptions. Actual costs depend on exact home value, school district, lot location, and insurance carrier. Treat these as comparison anchors, not guarantees.
| # | Community | Home Value Used | Property Tax /mo | HOA /mo | Insurance /mo | Utilities /mo | Maintenance /mo | Total /mo |
|---|---|---|---|---|---|---|---|---|
| 1 | Scenic Hills Various builders · Guadalupe County · 204 homes · Lawn maintenance in HOA | $265K | $375 | $225 | $100 | $110 | $200 | $1,010 |
| 2 | Orchards at Valley Ranch DR Horton · Bexar · ~100 homes | $350K | $459 | $225 | $145 | $115 | $125 | $1,069 |
| 3 | Hill Country Retreat Del Webb / Village Builders · Bexar · 1,904 homes · Resort amenities | $350K | $459 | $185 | $150 | $125 | $200 | $1,119 |
| 4 | Hill Country Retreat (larger home) Same community, Village Builders section | $450K | $666 | $185 | $175 | $135 | $200 | $1,361 |
| 5 | Willis Ranch Sitterle · Bexar · 284 homes · Lowest HOA | $550K | $873 | $84 | $165 | $130 | $200 | $1,452 |
| 6 | Regency at Esperanza (Flamenco/entry) Toll Brothers · Kendall MUD · Active build · New construction | $550K | $1,169 | $300 | $160 | $100 | $100 | $1,829 |
| 7 | Campanas at Cibolo Canyons Weekley / Sitterle · Bexar · ~300 homes · Exterior maintenance in HOA | $650K | $1,079 | $545 | $200 | $130 | $90 | $2,044 |
| 8 | Regency at Esperanza (Sardana/mid) Toll Brothers · Kendall MUD · Most popular collection | $650K | $1,381 | $300 | $180 | $110 | $125 | $2,096 |
| 9 | Regency at Esperanza (Zambra/premium) Toll Brothers · Kendall MUD · Largest lots | $800K | $1,700 | $300 | $230 | $125 | $150 | $2,505 |
Overture Stone Oak (rental, 143 units) not included — rental comparison is not equivalent to ownership cost. Contact Overture directly for current lease rates.
We connect buyers with agents who know this market from the inside — real cost math, honest comparisons, and what's actually happening right now. Every agent is personally vetted by the Nova55Living founder. No scripts, no pressure.
Scenic Hills is the most affordable ownership community in the market. At $1,010/month on a $265K home in Guadalupe County, it wins on total carrying cost — and the lawn-maintenance-in-HOA removes a cost that other communities push back on the owner. The offset: homes built 1982–2007 carry deferred maintenance risk that the $200/month reserve partially accounts for.
The Bexar County advantage is real but doesn't make Bexar cheap. Hill Country Retreat at $350K costs $1,119/month — a far cry from the $939 some estimates show — because the full Bexar County tax stack (school, county, city, hospital district) on $350K totals $5,512/year even with 65+ exemptions applied. The exemptions save roughly $1,200/year vs. pre-2025 rates; they don't eliminate the liability.
The Regency/Bexar gap at equivalent price points is $700+/month. Regency at Esperanza entry ($550K) costs $1,829/month. Hill Country Retreat at $550K would cost approximately $1,452/month — a $377/month gap driven almost entirely by the Kendall MUD tax. At $650K, Regency ($2,096) vs. a hypothetical Bexar home ($1,680 est.) is a $416/month structural difference.
Campanas at Cibolo Canyons has the highest HOA but lowest personal maintenance. The $545/month HOA covers exterior painting, roofing, and landscaping. Personal maintenance reserve is only $90/month. The HOA structure effectively transfers your maintenance risk to the community — you pay a premium for certainty.
Willis Ranch has the lowest HOA but hidden lawn costs. $84/month HOA seems attractive. But Willis Ranch does not cover lawn maintenance — you hire that separately ($80–$150/month) or do it yourself. True equivalent HOA cost is $164–$234/month, narrowing the gap with Hill Country Retreat.
These are estimates. Exact property tax depends on school district, Bexar County appraisal, and whether you're within SA city limits. Some Hill Country Retreat properties are in Southwest ISD rather than Northside ISD — the rates differ slightly. Request a current tax certificate for any specific property.
HOA figures may have changed. For active-build communities (Willis Ranch, Regency at Esperanza), HOA rates are estimates based on current phasing. Rates adjust as communities complete infrastructure. Confirm with the sales office.
Maintenance reserves are judgment calls. Older communities (Scenic Hills) warrant higher reserves. New construction (Regency, Willis Ranch) warrants lower near-term reserves but higher long-term ones as systems age.
Utility estimates assume average usage. Heavy pool/lawn irrigation, high-end home theater systems, and larger homes all push utilities higher.
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