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Bulverde, Texas homebuyer’s guide

Enjoy the beauty and charm of Southern hospitality in Bulverde

AC

Alex Coleman

Author

8 min read

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Known as the “Front Porch to Texas Hill Country,” Bulverde is a town with a laid back way of living. An escape from the hustle and bustle of urban life with about a 30-minute drive to the city of San Antonio, Bulverde is an idyllic location for families and individuals looking to bask in the natural beauty of Texas and enjoy a slower-paced community. The area boasts mild winters and a bustling local economy, so there’s no shortage of opportunities to get out and have some fun in town. 

The area has seen a recent population boom, with growth in the Bulverde area increasing by 33% since the year 2000. People are drawn to the breathtaking scenery of Texas Hill Country, the delicious local food, and the commitment to Texas entertainment in the form of live music and traditional rodeos that businesses in the town offer. There seems to be no stopping the growth of Bulverde, and the population is expected to continue growing and thriving as people want to escape city life for a quieter, friendlier community.

Latest homes for sale in Bulverde, TX

  • Listing main image

    $415,000

    • 5 br
    • 3.5 ba
    • 3006 sqft
    3607 Ponderosa Bnd, San Antonio, TX 78261
  • Listing main image
  • Listing main image

    $384,900

    • 4 br
    • 2.5 ba
    • 2518 sqft
    3707 Sumantra Clf, San Antonio, TX 78261
  • Listing main image
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    $619,900

    • 4 br
    • 3 ba
    • 2584 sqft
    4318 Amen Cor, San Antonio, TX 78261
  • Listing main image

    $710,900

    • 4 br
    • 3.5 ba
    • 3197 sqft
    4371 Amen Cor, San Antonio, TX 78261
  • Listing main image
  • Listing main image

    $597,900

    • 4 br
    • 3 ba
    • 2545 sqft
    4355 Amen Cor, San Antonio, TX 78261
  • Listing main image

    $397,914

    • 4 br
    • 2 ba
    • 1965 sqft
    5227 Anzueto, San Antonio, TX 78261

Look & feel of Bulverde

The Bulverde housing market

$624k

73%

Median Home Price

$206

23%

Median Price per Sq. Ft

12

6%

Average Monthly Home Sales

A lightning-fast housing market

Bulverde is known as one of the fastest selling housing markets in the San Antonio area, according to El Paso Inc. Listed as the eighth-fastest selling markets in the area, with the average selling home in the area only staying on the market for an average of 19.5 days before selling. 

Property value

Higher than average for the San Antonio area

While home values in the greater San Antonio area range between $274,000-$339,000, Bulverde’s property values clock in around $200,000-$315,000 above average. As of July 2022, homes selling in Bulverde average around $534,229. The value of properties in Bulverde are expected to see record increases over the next year, with the projected value in the area up by 46.57%.  

Cost of living in Bulverde, Texas

71.9%

Rent Affordability Index

A higher than average cost of living

With the rising property values of Bulverde and cost of living expenses rising all over the U.S., Bulverde is considered a more affluent area in the state of Texas. As of the 2020 Census, the median household income for Bulverde was $95,450. 

The job market

Bulverde is an area with a local economy of service industries, though most residents travel outside of the area for work. 

2.5%

Unemployment Rate

$133k

Average Salary per Year

A large commuting area 

Possibly because of the proximity to the greater San Antonio area, many locals of the Bulverde area are commuters, according to Census data. While there are some opportunities for service and miscellaneous jobs in the local economy, it seems many who live in the area travel outside of Bulverde for work. 

Public transportation

You’ll need a car in Bulverde

Bulverde is somewhat lacking in public transportation options, without bus or light rail services available. Having a car is necessary for residents of Bulverde to get around town and for their weekly commutes. The Bulverde City Council has identified the growth of public transportationas a necessity in the future development of the area, and has drafted a Master Transportation Plan to help identify and assist in this need for growth. There is a VIA Park and Ride station just south of Bulverde in Stone Oak. Professionals can make the short drive and hop on the bus for easy access to downtown.  

Demographics

570

Population

31

Median Age

121,067

Family Median Income

Bulverde is home to a thriving community of families

According to the Bulverde City Council’s 20-year comprehensive plan for the area’s development, the town is primarily comprised of families in their 30s and 40s. Most residents in the area commute to work, and many have college degrees with some having advanced degrees. Part of the city’s plan is to cultivate the area to begin attracting younger residents, as well as make the area equally attractive to seniors and retirees. 

Crime & safety

Bulverde’s crime rate is lower on average than other cities in the U.S., making it overall a very safe area to live. The southeastern area of Bulverde is considered to be the safest area, but statistics on crime are overall lower everywhere in the Bulverde area. 

Neighborhood guide

The bedroom community of Bulverde has a number of quiet suburban communities to choose from, each representing the picturesque small-town feel of Bulverde. 

Ammann Oaks - An idyllic suburban community  

Locals love the peace and quiet of Ammann Oaks. Neighbors describe the area as exceptionally dog friendly and full of natural beauty, with preserved, well-maintained landscaping that allows its residents to bird-watch and enjoy the natural foliage. 

Oak Village North - A wonderful neighborhood for retirees

With an average age of 54 in the neighborhood of Oak Village North, this area is a great place for seniors and retirees to connect and enjoy the Bulverde area. Residents of this neighborhood also enjoy its peaceful atmosphere and Texan foliage, and appreciate the friendliness of their fellow neighbors. 

Johnson Ranch - A fun neighborhood with plenty to do 

Another family-friendly area with beautiful scenery, neighbors in Johnson Ranch agree their corner of Bulverde is full of southern charm and hospitality. The area is also home to a number of some of Bulverde’s best businesses, including the wine bar Wine 101 and Thai Kitchen and Sushi Bar

3 things to know before buying a home in Bulverde, according to locals

1. There’s plenty of beautiful wildlife in the area to observe 

Bulverde is rich in local wildlife; at any given time, locals regularly spot wild quail, deer, turkeys, armadillos, and opossums. At one point in Bulverde’s history, there was a slightly more eccentric feathery neighbor roaming the land: Elvis the rooster. The red rooster was a legendary bird who roamed Bulverde with no known master, who delighted residents by taking up parking spaces or staring in shop mirrors to admire his feathers and overall good looks. Elvis roamed free and lived off the Bulverde community’s hospitality for many years and earned his spot in local history. 

2. Bulverde is full of fascinating local history 

The town of Bulverde has a rich treasure trove of local history. The area’s name is derived from arrowheads named Bulverde Points, used by indigenous people who originally inhabited the land. These arrowheads are still found on the land throughout the town to this day. Settled in 1850 by Anton Pieper and at that time dubbed Pieper Settlement, the area was long known as a crossroads community and was known as a resting point for travelers in the late 19th century. 

3. Bulverde has a very active community 

There’s no shortage of things to do in the Bulverde area, and people of all ages can find fun and entertaining activities to keep them busy and connect with the community. ASAH Creative Studios offers a wide variety of art, martial arts, and music classes. The owners believe “creative expression is an integral part of who we are as human beings” and their mission is to share that with the Bulverde community. Another avenue to socialize and connect is at Bulverde Community Center Bowling, where locals can socialize and have fun while avoiding those seven-ten splits. 

The top 4 things to do in Bulverde

1. Have a ball at the Tejas Rodeo Company

The Tejas Rodeo Company puts on a complete rodeo performance every Saturday from March through November. The rodeo is a representation of authentic Texan heritage and providing an action-packed rodeo with fun for the whole family. The company also includes a delicious steakhouse with an award-winning menu on the grounds, as well as live music, horse clinics, and other special events throughout the year. 

2. Enjoy delicious Texan cuisine

Bulverde is home to a number of tasty eateries with a variety of options for any taste. Coffee lovers can get their java fix at The Rustic Bean Coffee Shop. Along with an incredible coffee selection, the Rustic Bean also includes a tasty menu and baked goods for when you need breakfast or a snack. When you’re looking for a taste of authentic Mexican and Tex-Mex cuisine, head over to Papa Gallo Mexican Restaurant for some nachos or lobster enchiladas. 

3. Sip fine wine and enjoy the gorgeous scenery 

Wine lovers will be right at home in Bulverde. The historic Vine in the Village is a quaint wine bar originally built in 1911. The bar serves a large selection of wine, beer, small plates, and reimagined bar food, so there’s something for everyone who visits. Those also looking to take in the breathtaking landscape of Bulverde will fall in love with Cibolo Creek Vineyards. With gorgeous grounds, live music, an alpaca farm, and over sixty different varietals of wine from around the world, there’s plenty to see and do at Cibolo. 

4. Enjoy the great outdoors

Bulverde has a vibrant, thriving parks and recreation department that ensures the natural beauty of the area is well-maintained and preserved. The Bulverde Community Park features thirteen acres of land with walking trails, playgrounds, a picnic pavilion, recreational courts and pet-friendly areas. The picnic pavilion often features live music events for the entire community to enjoy. Our local expert suggests exploring the Guadalupe River, just north of the city, or taking Highway 46 out to Canyon Lake and spending a day on the water. 

Continue exploring the San Antonio area

AC

Alex ColemanAuthor

Alex Coleman is a professional writer originally from Columbus, Ohio. She has a master’s from Ohio Dominican University and is currently working on her doctorate in English literature at Kent State University. Alex has more than a decade of experience writing and storytelling. Alex also enjoys tabletop games, true crime, and animals of all kinds (but especially her dog Henry).