The Crossvine is Schertz’s original and most established master-planned community — and the one that set the standard for what resort-style living at a northeast SA price point looks like. Schertz’s first and finest master-planned community, just 2.5 miles from 1604, 5 miles from Randolph Air Force Base, and 15 minutes from The Forum Shopping Center — The Crossvine’s location hits three of the northeast corridor’s most important buyer priorities simultaneously. Four active builders across a $344,990–$550,000+ price range, SCUCISD 8/10 throughout, HOA fees of $247–$270 per quarter depending on builder section, and a resort amenity package that includes a pool, events pavilion, amphitheater, hike and bike trail system, and multiple ponds — this is the community that northeast corridor buyers who have outgrown Converse and Universal City entry pricing but haven’t reached Cibolo’s newer development are most consistently drawn to. This guide covers every variable a Crossvine buyer needs to understand before visiting a model home.
Brock Bremmer | U.S. Air Force Reserves Veteran | Real Estate Agent | eXp Realty
Northeast Corridor and Schertz Specialist
Also see: Living in Schertz | How to Buy in Schertz | Best Agent Schertz/Cibolo
The Crossvine at a Glance — 2026
| Location | Schertz, TX — northeast of San Antonio, off Lower Seguin Road near TX-1604 |
| Community type | Award-winning mixed-use master-planned community — Schertz’s first and most established |
| Active builders (2026) | Brightland Homes, Chesmar Homes, Highland Homes, Scott Felder Homes |
| Price range | $344,990 (Chesmar entry) to $550,000+ (Scott Felder premium) |
| Home sizes | 1,577–3,400 sq ft depending on builder and plan |
| Lot sizes | ~0.18 acres average |
| Architectural styles | Craftsman, Ranch, Texas Hill Country, Traditional, Contemporary — one and two-story |
| School district | Schertz-Cibolo-Universal City ISD (SCUCISD) throughout — 8/10 GreatSchools |
| HOA fees | $247–$270/quarter ($82–$90/month) depending on builder section — billed quarterly |
| County | Guadalupe County (most addresses) — lower tax rate than Bexar County |
| Randolph AFB commute | ~5 miles — approximately 10–15 minutes |
| Forum at Olympia Parkway | ~15 minutes |
| Downtown SA commute | ~35–45 minutes via I-35 or I-10 |
| Key amenities | Resort-style pool, events pavilion, outdoor amphitheater, hike and bike trails, community greenbelts, pocket parks with exercise courses, multiple ponds and water features |
The Builder Lineup — Four Options at Different Price Points
Chesmar Homes — entry tier
New homes priced from $344,990 — over 10% below the area’s average of $424,840. Homes range from 1,577 to 2,638 square feet. HOA fees $255/quarter. Chesmar is The Crossvine’s most accessible entry point — efficient floor plans, competitive pricing, and quick move-in availability on some homes. Best suited for first-time buyers moving up from Converse or Universal City who want SCUCISD and resort amenities at the lowest available Crossvine price point.
Brightland Homes — entry to mid-range
Brightland (formerly Ashton Woods in some markets) operates within The Crossvine alongside the other three builders. Pricing and floor plans competitive with Chesmar’s entry tier. Verify current inventory and pricing at The Crossvine’s model home campus or at thecrossvine.com — builder inventory and pricing in active new construction communities can shift significantly between searches.
Highland Homes — mid-range
New homes priced from $437,990 — within 10% of the area’s average of $449,990. HOA fees $270/quarter. Highland Homes is The Crossvine’s most established builder with a strong reputation throughout the SA northeast corridor for build quality, warranty service, and design flexibility. Floor plans run 1,637–3,400 sq ft. For buyers who prioritize build quality reputation over entry-level pricing, Highland is typically the first builder comparison within The Crossvine.
Scott Felder Homes — premium tier
New homes priced from $399,990 — HOA fees $247/quarter. Scott Felder represents the premium end of The Crossvine’s builder range — elevated architectural detail, larger standard lot sizes in some sections, and higher standard finish levels than the entry builders. Buyers comparing Scott Felder and Highland within The Crossvine should evaluate specific floor plans, standard feature packages, and lot positioning rather than base price alone — the premium tier’s value is in the details, not just the headline price.
SCUCISD — The School District That Defines The Crossvine’s Value Proposition
Every address in The Crossvine feeds Schertz-Cibolo-Universal City ISD — SCUCISD — rated 8/10 on GreatSchools and one of the strongest districts in the northeast corridor. This is the school district that drives meaningful demand distinction between The Crossvine and lower-priced communities like Converse (Judson ISD) at the same general price point:
- SCUCISD rating: 8/10 overall — strong academic performance, active extracurricular programs, and a military-community culture that supports frequent student transitions. The district’s experience with PCS-cycle families makes it particularly well-suited to military buyers
- Feeder pattern from The Crossvine: Verify the specific elementary, middle, and high school for your specific Crossvine address at scuc.txed.net before going under contract — feeder patterns within SCUCISD can vary by section within the community
- The SCUCISD premium vs Judson ISD: The Crossvine’s SCUCISD addresses command a meaningful resale premium over comparable Judson ISD addresses in the northeast corridor. For buyers evaluating The Crossvine against lower-priced Converse communities, the school district difference is the primary value justification for the price gap
The HOA — What $82–$90/Month Actually Covers
The Crossvine’s HOA fees run $247–$270 per quarter ($82–$90/month) depending on builder section — lower than many comparable master-planned communities in the SA metro and justified by a robust amenity package:
- Resort-style pool: The community’s signature amenity — large pool with sun deck and dedicated swim areas. One of the most active community gathering spaces in any northeast corridor master-planned community
- Events pavilion and outdoor amphitheater: Multipurpose outdoor amphitheater — used for community events, concerts, and seasonal programming. Active events calendar managed by the HOA
- Hike and bike trail system: Miles of trails woven through the community’s greenbelts and connecting pocket parks — the feature that distinguishes The Crossvine’s daily lifestyle most distinctly from non-master-planned northeast corridor alternatives
- Pocket parks with exercise courses: Distributed throughout the community — functional fitness stations integrated into the trail system
- Multiple ponds and water features: Decorative and functional water features throughout the community — contribute to the resort character and provide natural buffers between sections
- Community greenbelts: Open space buffers between neighborhoods providing both visual separation and wildlife corridor character
HOA financial health due diligence: Request the current HOA budget, reserve fund balance, and most recent meeting minutes during your Option Period. The Crossvine is an established community with a track record — verify reserve fund adequacy and any pending special assessments before closing. An active, well-funded HOA protects long-term property values; a deferred-maintenance HOA creates future liability. See our How to Buy in Schertz guide for the full HOA due diligence process.
The Guadalupe County Tax Advantage
Most Crossvine addresses fall in Guadalupe County — one of the northeast corridor’s most meaningful property tax advantages over Bexar County alternatives:
- Guadalupe County effective rate: Approximately 1.9%–2.0% combined (county + SCUCISD + city of Schertz where applicable) — meaningfully lower than in-city Bexar County rates of 2.2%–2.7%
- Annual savings vs Bexar County: On a $450,000 Crossvine home, Guadalupe County at 2.0% produces approximately $9,000 in annual taxes versus $9,900–$12,150 in Bexar County at 2.2%–2.7% — a $900–$3,150 annual savings
- MUD/PID assessment check: Some Crossvine sections may carry Municipal Utility District (MUD) or Public Improvement District (PID) assessments on top of the standard tax rate. Verify the complete tax entity stack for your specific address at the Guadalupe County Appraisal District (gcad.org) before finalizing budget calculations. See our Schertz cost of living guide
- Homestead exemption: File with Guadalupe County Appraisal District at gcad.org immediately after closing — not at the next tax cycle
- Year-two new construction tax adjustment: Year-one taxes on Crossvine new construction are assessed on land value only. Year-two full improved value assessment can produce a significant escrow shortage. Ask your lender to calculate year-two taxes using the full purchase price and applicable Guadalupe County rate before establishing escrow
The Randolph Commute — The Crossvine’s Military Buyer Advantage
At 5 miles from Randolph AFB, The Crossvine is the closest established master-planned SCUCISD community to the installation in the northeast corridor. For military families who specifically want resort amenities, SCUCISD, and the shortest possible Randolph commute among established master-planned communities, The Crossvine’s positioning is difficult to beat:
- Randolph gate commute: Approximately 10–15 minutes — faster than Cibolo (~20–25 min) and New Braunfels (~35–45 min), comparable to established Schertz sections closer to 1604
- Fort Sam Houston commute: Approximately 25–35 minutes via I-35 — accessible for dual-assignment households
- Forum at Olympia Parkway: 15 minutes — one of Texas’s most comprehensive retail and dining corridors covering most daily shopping needs
- PCS exit strategy: The Crossvine’s combination of SCUCISD, resort amenities, and Randolph proximity drives consistent rental demand — single-family homes in The Crossvine typically rent $1,800–$2,400/month for 3–4BR depending on size and condition. Discuss rental exit viability with Brock before closing so the strategy is ready when orders arrive
- VA loan compatibility: The Crossvine’s builders are experienced with VA financing — VA-approved new construction is the standard, not the exception, in this community. See our VA Loan Guide for the builder-specific VA process
Full Monthly Carrying Cost — Two Crossvine Scenarios
Chesmar entry — $380,000, 10% down, 6.5% rate
- Principal and interest: ~$2,147/month
- Guadalupe County taxes + SCUCISD (~2.0% est.): ~$633/month
- Homeowner’s insurance: ~$130–$170/month
- HOA ($255/quarter): ~$85/month
- Total PITI + HOA: ~$2,995–$3,035/month
- Suggested household income for comfort: ~$100,000–$115,000+
Highland/Scott Felder mid-range — $475,000, 10% down, 6.5% rate
- Principal and interest: ~$2,686/month
- Guadalupe County taxes + SCUCISD (~2.0% est.): ~$792/month
- Homeowner’s insurance: ~$155–$200/month
- HOA ($270/quarter): ~$90/month
- Total PITI + HOA: ~$3,723–$3,768/month
- Suggested household income for comfort: ~$120,000–$140,000+
Verify MUD/PID assessments for your specific address at gcad.org — these add to the tax line if present. And confirm year-two tax estimate with your lender before establishing escrow on new construction.
What to Do Before Visiting The Crossvine Model Homes
- Register Brock as your buyer’s agent before the first model home visit — all four Crossvine builders have on-site sales representatives. Once you interact without agent registration, that buyer representation is gone. Builder pricing is the same with or without a buyer’s agent — there is no cost to you for representation
- Verify your specific SCUCISD campus assignment at scuc.txed.net for any specific address before going under contract
- Confirm the complete tax entity stack for your specific lot at gcad.org — including any MUD or PID assessment
- Get the builder’s preferred lender loan estimate and compare it against an outside lender before committing — see our New Construction Financing Guide for the comparison methodology
- Ask about current builder incentives in writing — incentive packages change monthly and what was offered last week may differ from this week’s package
- Plan independent inspections during construction — pre-pour foundation, pre-drywall, and pre-closing. Do not rely solely on the builder’s punch-list walk-through
Frequently Asked Questions: The Crossvine in Schertz
What school district is The Crossvine in?
Schertz-Cibolo-Universal City ISD (SCUCISD) throughout — rated 8/10 on GreatSchools. SCUCISD is one of the strongest school districts in the northeast SA corridor and a primary reason The Crossvine commands a premium over lower-priced Judson ISD communities in Converse. Verify your specific elementary, middle, and high school campus assignment at scuc.txed.net before going under contract. See our SCUCISD vs Judson ISD comparison.
How far is The Crossvine from Randolph AFB?
Approximately 5 miles — a 10–15 minute commute to Randolph’s main gate. The Crossvine is just 2.5 miles from 1604 and 5 miles from San Antonio’s Randolph Air Force Base. This makes The Crossvine the closest established SCUCISD master-planned community to Randolph in the northeast corridor — a meaningful advantage for military families who want resort amenities, top-rated schools, and the shortest possible gate commute. Fort Sam Houston is approximately 25–35 minutes via I-35.
What are the HOA fees at The Crossvine?
HOA fees run $247–$270 per quarter ($82–$90/month) depending on builder section — Chesmar at $255/quarter, Highland at $270/quarter, Scott Felder at $247/quarter. Fees cover the resort-style pool, events pavilion, amphitheater, hike and bike trails, pocket parks, and community greenbelts. Request the current HOA budget and reserve fund balance during your Option Period to verify financial health before closing. See our Schertz cost of living guide.
Which builder is best at The Crossvine?
No single builder is universally best — the right choice depends on your budget, floor plan needs, and finish level priorities. Chesmar offers the lowest entry point from $344,990 with efficient floor plans and quick move-in availability. Brightland is competitive with Chesmar at the entry tier. Highland has the strongest build quality reputation and widest floor plan range from $437,990. Scott Felder offers the premium tier with elevated architectural detail from $399,990. Register Brock as your buyer’s agent before visiting any model — he facilitates the builder comparison, reviews contracts, and coordinates independent inspections across all four builders.
Ready to Buy in The Crossvine?
Brock Bremmer with eXp Realty, a U.S. Air Force Reserves veteran, registers as buyer’s agent before the first Crossvine model home visit, verifies SCUCISD campus assignments and Guadalupe County tax stacks, facilitates the builder lender comparison, and manages the complete new construction transaction from contract to keys.
- 📞 Call or text: 210-501-5088
- 📧 Email: [email protected]
- 🌐 Website: brockbremmer.com
- 📅 Schedule a free consultation
Also see: Living in Schertz | How to Buy in Schertz | Schertz vs Cibolo | Cost of Living in Schertz | New Construction Financing