Cibolo Canyons is San Antonio’s most distinctive luxury master-planned community — 2,100 acres in northeast San Antonio where the JW Marriott Hill Country Resort and Spa, two PGA Tour TPC golf courses, a nine-acre waterpark, and 900+ acres of preserved open space are not nearby amenities but actual features of the community itself. Cibolo Canyons features two PGA Tour golf courses — the AT&T Oaks and AT&T Canyons — the JW Marriott Hill Country Resort and Spa with a 26,000 sq ft Lantana Spa, three amenity centers with Junior Olympic pools, and 900+ acres of green space. Nine named sections from the high $400,000s to over $2,000,000. A school district split between NEISD — where Johnson High School is rated A-plus and ranked the number six best high school in San Antonio — and Comal ISD’s Pieper High School depending on specific section. And the due diligence complexity that comes with a community this layered: section-specific HOA structures, a school district boundary that runs through the community at the address level, Bexar County taxes at the luxury price points this community commands, and the golf club and resort membership structure that is entirely separate from property ownership. This guide covers every variable a Cibolo Canyons buyer needs before the first showing.
Brock Bremmer | Real Estate Agent | eXp Realty | San Antonio Metro Area
North SA Luxury Corridor Specialist
Also see: Living in Stone Oak | Stone Oak Gated Communities | Best Agent Luxury Buyers
Cibolo Canyons at a Glance — 2026
| Location | Northeast San Antonio — 3650 TPC Parkway, ZIP 78261, Bexar County. North of Loop 1604, east of US-281 |
| Size | 2,100 acres — 900+ acres dedicated open space |
| Sections | Nine — Campanas, Cielos, Amorosa, Sueños, Palacios, Ventanas, Vallitas, Monteverde, and others |
| Active builders | Pulte Homes, Highland Homes, Brohn Homes, Monticello Homes; Perry 50′ sold out |
| Price range | High $400,000s (entry resale) to $2,000,000+ (Sendero Ranch and premium sections) |
| School district | NEISD (most sections) and Comal ISD (some sections) — verify at address level |
| NEISD high school | Johnson High School — A-plus rating, #6 best HS in San Antonio, ~60% AP enrollment |
| NEISD feeder (some sections) | Cibolo Green Elementary (A), Tejeda Middle School (A), Johnson HS (A+) |
| Comal ISD feeder (some sections) | Indian Springs Elementary, Pieper Ranch Middle, Pieper High School |
| HOA fees | ~$1,450/year (~$121/month) — verify by specific section; layered structure applies |
| County | Bexar County — 2.2%–2.4% effective rate |
| Signature amenity | JW Marriott Hill Country Resort and Spa on-site — two PGA Tour TPC golf courses |
| Community amenity centers | Three centers — Jr. Olympic pools, lazy river, splash park, fitness center |
| Downtown SA commute | ~25 minutes |
| US-281 and Loop 1604 access | Direct — north of 1604, east of 281 |
The Nine Sections — Understanding Cibolo Canyons’ Internal Geography
Cibolo Canyons consists of nine sections: Campanas, Cielos, Amorosa, Sueños, Palacios, Ventanas, Vallitas, and Monteverde. Each section has a distinct character, price tier, and in some cases a different school district assignment:
Vallitas
Living in Vallitas at Cibolo Canyons means access to premier resort-style amenities — community pool, parks, playgrounds, walking and biking trails, and a residents’ center. Just minutes from the TPC San Antonio Golf Club and JW Marriott Hill Country Resort and Spa. Vallitas is one of Cibolo Canyons’ most active resale sections — larger floor plans, strong lot positioning relative to the golf course and open space, and NEISD school access in most Vallitas addresses. Best for move-up and luxury buyers who want the full resort community experience at the community’s mid-to-upper price range.
Monteverde
Cibolo Canyons/Monteverde — situated within NEISD and zoned for Johnson High School. Monteverde is one of the community’s established sections with strong resale demand driven by the Johnson HS feeder and the JW Marriott resort proximity. Gated access in some Monteverde sub-sections. Best for buyers specifically targeting the Johnson HS feeder pattern at Cibolo Canyons’ established mid-range price points.
Sendero Ranch
Grander homes in Sendero Ranch can go as high as over $2,000,000. Sendero Ranch is Cibolo Canyons’ ultra-premium tier — estate-scale homes, the community’s most premium lot positions, and the price points that define Cibolo Canyons’ luxury ceiling. Custom and semi-custom builder options available in some Sendero Ranch parcels. Best for buyers whose budget and lifestyle requirements align with the community’s top tier.
Palacios, Cielos, Amorosa, Campanas, Sueños, Ventanas
The community’s established core sections — a range of vintages from mid-2000s through 2010s, varying lot sizes and positions, and the section diversity that makes Cibolo Canyons accessible from the high $400,000s through $1,200,000+. Each section carries its own architectural character, lot positioning, and in some cases section-specific sub-HOA fees on top of the master community assessment. Verify the complete HOA structure — master plus any section sub-HOA — for every specific address before calculating monthly carrying cost.
The School District Split — The Most Critical Cibolo Canyons Due Diligence Step
Cibolo Canyons’ school district situation is the most nuanced of any large SA community and requires address-level verification without exception:
- NEISD sections (majority of community): Students attend Cibolo Green Elementary (A-score), Tejeda Middle School (A-score), and Johnson High School — rated A-plus and ranked the number six best high school in San Antonio, with almost 60% of students taking AP classes and online dual enrollment via OnRamps. Johnson HS’s A-plus rating and top-10 SA ranking make NEISD-zoned Cibolo Canyons sections among the most academically prestigious residential addresses in the entire metro
- Comal ISD sections (some portions): Some Cibolo Canyon addresses are zoned for Comal ISD, including Indian Springs Elementary, Pieper Ranch Middle School, and Pieper High School. Comal ISD is also an excellent district — 9/10 GreatSchools — but differs meaningfully from NEISD’s Johnson HS feeder in program offerings, community identity, and resale demand profile within Cibolo Canyons specifically. Buyers specifically targeting Johnson HS must verify NEISD zoning for their address
- Judson ISD (outer areas): Cibolo Canyons is served by both Northeast ISD and Judson ISD in some boundary areas. Judson ISD serves some outer sections — verify at judsonisd.org if your target address is in the community’s eastern or outer zones
- The verification requirement: For an updated list of schools and boundary information, visit neisd.net and judsonisd.org. Brock verifies school district, specific campus, and high school assignment at the address level for every Cibolo Canyons property before recommending an offer — three different districts serve this community and the section name alone does not determine assignment
The JW Marriott and TPC Golf — What Residents Actually Get
This is the most misunderstood aspect of Cibolo Canyons and the one most likely to create a post-closing disappointment if not clarified before purchase:
- What community HOA fees include: Access to Cibolo Canyons’ three community amenity centers — Junior Olympic-sized pool, lazy river, splash park, and fitness center. Walking and biking trails throughout the community’s 900+ acres of open space. Playgrounds, parks, and residents’ center access. The HOA fee funds these community-owned amenities
- What HOA fees do NOT include: Access to the JW Marriott Hill Country Resort and Spa. Access to the TPC San Antonio Golf Club (AT&T Oaks and AT&T Canyons courses). The spa, resort pools, resort dining, and hotel amenities. These are operated by JW Marriott as a hotel property — residents can use them as paying guests at hotel rates or through membership programs, but community HOA membership does not include resort or golf access
- Golf club membership: TPC San Antonio golf club membership is available to Cibolo Canyons residents through a separate membership structure with its own initiation fees and annual dues — entirely independent of the HOA. Buyers who purchase specifically for golf access should verify current TPC membership availability, waitlist status, initiation fees, and annual dues directly with the club before closing
- The lifestyle reality: Living adjacent to the JW Marriott and TPC courses is a genuine lifestyle asset — world-class resort facilities are steps from the front door, accessible as a paying guest without a long drive. For buyers who will use the resort regularly as hotel guests, the proximity value is real. For buyers who assumed resort access was included in HOA fees, the clarification before purchase is essential
The HOA Structure — Master Plus Section-Specific
Cibolo Canyons Resort Community, Inc. — managed by Atmos Living Management Group. Resale certification fee $299.
- Master HOA: Approximately $1,450/year (~$121/month) covers the three community amenity centers, open space maintenance, common area landscaping, and community infrastructure. All Cibolo Canyons sections pay into the master HOA
- Section sub-HOAs: Some sections — particularly gated sub-sections within Vallitas, Monteverde, and Sendero Ranch — carry additional section-specific fees for gate infrastructure, enhanced landscaping, and section-level amenities. Total monthly cost is master HOA plus any section sub-HOA — not the master fee alone
- Due diligence requirement: Request both the master HOA and any section sub-HOA financial packages during the Option Period — budget, reserve fund balance, meeting minutes, and any pending special assessments at both levels. A healthy Cibolo Canyons purchase requires clean financials at both the master and section levels
- Resale certification fee: $299 resale certificate fee — budget this into closing cost calculations for resale purchases
Bexar County Taxes at Luxury Price Points — The Honest Calculation
Cibolo Canyons is entirely Bexar County — which means the full in-city Bexar County tax rate applies at every price tier:
- On a $600,000 home: Bexar County at 2.3% effective produces approximately $13,800 annually ($1,150/month)
- On a $900,000 home: Bexar County at 2.3% produces approximately $20,700 annually ($1,725/month)
- On a $1,200,000 home: Bexar County at 2.3% produces approximately $27,600 annually ($2,300/month)
- The comparison buyers often make: A $900,000 home in Cibolo Canyons at 2.3% produces $20,700 annually in taxes versus a $900,000 home in Comal County (Johnson Ranch, Bulverde, New Braunfels) at 1.21% producing approximately $10,890 annually. The $9,810 annual difference ($817/month) is the Bexar County premium paid for Cibolo Canyons’ location, school district, and resort adjacency. For buyers evaluating the comparison, that premium must be weighed against the lifestyle and school district advantages that justify it
- File homestead exemption immediately: File at bcad.org after closing — on a $900,000 home, the homestead exemption reduces taxable value and produces meaningful annual savings. NEISD homestead exemption also applies separately through NEISD’s process
Full Monthly Carrying Cost — Three Cibolo Canyons Scenarios
Entry resale — $520,000, 10% down, 6.5% rate
- Principal and interest: ~$2,939/month
- Bexar County taxes (~2.3%): ~$996/month
- Homeowner’s insurance: ~$165–$220/month
- HOA (master ~$121/month): ~$121/month
- Total PITI + HOA: ~$4,221–$4,276/month
Mid-range — $800,000, 20% down, 6.5% rate
- Principal and interest: ~$4,042/month
- Bexar County taxes (~2.3%): ~$1,533/month
- Homeowner’s insurance: ~$240–$320/month
- HOA (master + section ~$150–$200/month est.): ~$175/month
- Total PITI + HOA: ~$5,990–$6,070/month
Sendero Ranch premium — $1,400,000, 20% down, 6.5% rate
- Principal and interest: ~$7,073/month
- Bexar County taxes (~2.3%): ~$2,683/month
- Homeowner’s insurance: ~$400–$530/month
- HOA (master + section ~$200–$300/month est.): ~$250/month
- Total PITI + HOA: ~$10,406–$10,536/month
Frequently Asked Questions: Cibolo Canyons
What school district is Cibolo Canyons in?
Cibolo Canyons is served by both Northeast ISD and Comal ISD — and in some outer boundary areas, Judson ISD. Most sections feed NEISD — Cibolo Green Elementary (A), Tejeda Middle School (A), and Johnson High School — A-plus rated, ranked number six best high school in San Antonio, with nearly 60% AP enrollment. Some sections feed Comal ISD — Indian Springs Elementary, Pieper Ranch Middle, and Pieper High School. Address-level verification at neisd.net or comalisd.org is mandatory before going under contract on any specific property. Brock verifies school district and specific campus for every Cibolo Canyons address before recommending an offer.
Does living in Cibolo Canyons include access to the JW Marriott?
No — the JW Marriott Hill Country Resort and Spa and the TPC San Antonio golf courses are hotel and club properties operated independently of the community HOA. Cibolo Canyons is home to the JW Marriott San Antonio Hill Country Resort, spa, and two PGA Tour TPC golf courses — but HOA fees cover the community’s three amenity centers, not resort or golf access. Golf club membership is available separately through TPC San Antonio’s membership program with independent initiation fees and annual dues. Resort access is available to all guests at standard hotel rates.
What are the HOA fees at Cibolo Canyons?
Master community HOA approximately $1,450/year (~$121/month) — covers three amenity centers with Jr. Olympic pools, lazy river, splash park, fitness center, 900+ acres of open space, and common area maintenance. Some sections carry additional sub-HOA fees for gate infrastructure and section-level amenities — the total is master plus section fees. Request both packages during Option Period. Resale certificate fee $299 — budget into closing costs.
What builders are active in Cibolo Canyons?
Active in 2026: Pulte Homes, Highland Homes, Brohn Homes, and Monticello Homes across various sections. Perry Homes’ 50-foot lot section is sold out. Custom and semi-custom options available in some Sendero Ranch parcels. The community is primarily a resale market at most price tiers — most purchases are existing homes rather than new construction. Register Brock as buyer’s agent before visiting any builder model home or sales office within the community.
Ready to Buy in Cibolo Canyons?
Brock Bremmer with eXp Realty verifies school district at the address level across NEISD, Comal ISD, and Judson ISD, evaluates both master and section HOA financial health, clarifies JW Marriott and TPC golf access structure, coordinates luxury-tier inspection protocols, and manages the full Cibolo Canyons purchase from section selection through closing.
- 📞 Call or text: 210-501-5088
- 📧 Email: [email protected]
- 🌐 Website: brockbremmer.com
- 📅 Schedule a free consultation
Also see: Stone Oak Gated Communities | Timberwood Park Guide | Best Agent Luxury Buyers | VA Jumbo Guide | SA Property Tax Guide