Corley Farms is a new construction community in Kendall County, about 5 miles south of downtown Boerne, with access from Scenic Loop Road to I-10. Pulte (including Centex) and Perry Homes build there. On October 24, Pulte listed homes from $421,990. The community sits in a special taxing district, Kendall County WCID No. 3A, that charged $1.10 per $100 of value in 2025, so the total tax rate runs higher than a typical Boerne-area address. Here’s what to check on price, taxes, utilities, and the lot before you sign.
Brock Bremmer | U.S. Air Force Reserves Veteran | Real Estate Agent | eXp Realty | San Antonio Metro Area
New Construction Specialist
Also see: Living in Boerne | Kendall County Property Taxes | New Construction Inspections
Where Is Corley Farms, and Is It Inside Boerne City Limits?
No. According to the district’s 2025 bond disclosure, the land is wholly within the city’s extraterritorial jurisdiction (ETJ), not inside the city limits. So there’s no city property tax, but a special district provides much of the infrastructure.
- Location: Generally north and west of the intersection of Corley Road and Scenic Loop Road, about 5 miles south of the city’s central business district and about 32 miles northwest of San Antonio
- Access: Scenic Loop Road, which connects to I-10 on the east
- Sales offices: Pulte lists 314 White Barn Cove, Boerne, TX 78006, and Perry Homes lists 326 White Barn Cove
- Size: The district covers about 374.9 acres. As of March 1, 2025, it had 390 platted lots across Sections 1 through 3, with 214 completed homes, 42 under construction, 4 models, and 130 vacant developed lots
The community is still building out, and about 193 developable acres were undeveloped in early 2025, so expect construction traffic and changes around your lot.
Who Builds in Corley Farms, and What Do Homes Cost?
The district’s disclosure names Pulte (including Centex Homes) and Perry Homes as the active builders. It reported homes marketed from $410,000 to over $720,000, from about 1,600 to over 3,500 square feet. Here is what the builders’ own sites showed on October 24:
| Builder / Series | Listed Starting Price | Listed Size |
| Pulte, Heritage Series | From $421,990 | 1,637+ sq ft |
| Pulte, Estate Series | From $456,990 | 1,780+ sq ft |
| Perry Homes, Corley Farms 50′ | From the $540s | About 2,600–2,700 sq ft |
Pulte also listed quick move-in homes with reduced prices. One example was a Rainier plan at 116 Milkhouse Lane listed at $574,370, down from $616,370. If Centex matters to you, ask the Pulte sales team which Centex plans, if any, are still available.
Prices and incentives change often, so treat this as a snapshot and confirm current numbers in writing. Compare any builder-lender offer against an outside lender on total cost, not just rate.
What Is Kendall County WCID No. 3A, and How Does It Affect Your Taxes?
Kendall County Water Control and Improvement District No. 3A is a political subdivision that finances and runs the water, wastewater, and drainage systems for the community. It levies its own property tax on top of the county, school district, and groundwater district. The district adopted a 2025 rate of $1.10 per $100 ($0.55 maintenance and operations plus $0.55 debt service). Its 2026 rate was listed as “TBD,” with a tax rate hearing on its October 2026 calendar.
| Taxing Unit (2025) | Rate per $100 |
| Kendall County WCID No. 3A | $1.1000 |
| Boerne ISD | $1.0109 |
| Kendall County | $0.3770 |
| Cow Creek Groundwater Conservation District | $0.0050 |
| Combined | $2.4929 |
Here’s a rough illustration on a $450,000 homestead, using 2025 rates. Boerne ISD’s $140,000 homestead exemption brings the school’s taxable value to $310,000. Assuming no other exemptions apply, the yearly total comes to about $9,800, or roughly $817 a month in escrow. Your number will depend on the appraised value, the exemptions you qualify for, and future rates.
Two things to ask about. First, the 2025 bond disclosure said the district did not exempt any percentage of homestead value, and its website now posts a 2026 exemption resolution, so ask for the current one. Second, a new build is often taxed on the lot alone the first year, then on the finished house the next. Your escrow payment can jump in year two. Budget for the full rate from day one.
Where Do Water and Sewer Service Come From?
The district is the retail provider for both. Under its agreements, San Antonio Water System (SAWS) supplies wholesale water, and the City of Boerne provides wholesale sewer service and retail gas. Ask the sales office for current utility rates and who bills you for trash, which the district’s site lists as Hill Country Waste Solutions.
Which Schools Serve Corley Farms?
The community is in Boerne ISD, and the district’s disclosure says Boerne ISD owns 16.75 acres inside the district for an elementary school. On October 24, Pulte’s and Perry’s pages listed different elementary campuses for the community, and assignments can change as the district grows. Check your exact address on Boerne ISD’s attendance zone maps before you count on a particular school.
Is Corley Farms in a Flood Zone?
The district engineer’s description in the 2025 disclosure says developed areas sit outside the FEMA-mapped 1%-annual-chance floodplain, with floodplain kept in drainage easements and no homes built in floodplain areas. Storm water drains south toward Balcones Creek. Still, check your specific lot on FEMA’s flood map and ask how it’s graded, especially if it backs to a drainage easement or pond.
What Should You Do Before Signing a Builder Contract?
- Register your agent first: Bring your agent on the first visit and ask each builder for its broker cooperation policy in writing
- Get the tax picture in writing: Ask for the district’s notice to purchasers, which Texas requires for water districts, and current rates for every taxing unit
- Compare lenders: Get a Loan Estimate from the builder’s lender and at least one outside lender
- Inspect anyway: Schedule independent inspections before drywall and before closing
- Ask about the HOA: Get dues, what they cover, and any transfer fees
I walk through how to compare communities like this in What to Look For When Choosing a New Construction Neighborhood in San Antonio on my YouTube channel.
Frequently Asked Questions: Corley Farms
Is Corley Farms inside Boerne city limits?
No. The 2025 bond disclosure for Kendall County WCID No. 3A says the district is wholly within the City of Boerne’s extraterritorial jurisdiction. Homeowners pay the WCID, Kendall County, Boerne ISD, and Cow Creek Groundwater Conservation District, but not a city tax.
What is the property tax rate in Corley Farms?
Using 2025 adopted rates, the combined rate was about $2.49 per $100 of value before exemptions: $1.10 for the WCID, $1.0109 for Boerne ISD, $0.377 for Kendall County, and $0.005 for the groundwater district. Rates change every year, so confirm current rates before you buy.
Ready to Tour Corley Farms?
Brock Bremmer with eXp Realty is a U.S. Air Force Reserves veteran who has helped buyers and sellers close 120+ homes across the San Antonio metro. He helps new construction buyers register correctly with builders, compare incentives and lender offers, check lot-specific taxes and special districts, and line up independent inspections.
- 📞 Call or text: 210-501-5088
- 📧 Email: [email protected]
- 📅 Schedule a free consultation
Also see: How to Buy a Home in Boerne | Boerne Property Taxes | Esperanza in Boerne | New Construction Financing
Sources: Kendall County WCID No. 3A, Official Statement, Unlimited Tax Bonds, Series 2025 (location, ETJ status, development status, builders, utilities, drainage); Kendall County WCID No. 3A district website (2025 adopted tax rate, 2026 rate status, consultants); Kendall Appraisal District, 2025 tax rates and exemptions; Pulte, Corley Farms community page (prices, series, quick move-ins viewed October 24, 2026); Perry Homes, Corley Farms 50′ (viewed October 24, 2026); Boerne ISD, attendance zones; FEMA Flood Map Service Center.