George’s Ranch is a gated, roughly 1,140-acre master-planned community in Kendall County with Boerne addresses and one-acre homesites. On October 29, Toll Brothers listed homes there starting at $919,995, and the developer listed Drees, Perry, and Toll Brothers homes from the $980s to $1 million and up, with custom homesites from the $200s. The big things to check before you sign are the Water Control and Improvement District (WCID) tax, the total tax rate, which section your lot is in, and how you’ll finance a price above the conforming loan limit.
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 | Esperanza in Boerne | Kendall County Property Taxes
Where Is George’s Ranch, and What Is Planned There?
George’s Ranch is developed by The Lookout Group, the same developer behind Esperanza in Boerne. A 2021 San Antonio Business Journal report, republished on Esperanza’s site, placed the property at 407 E. Highway 46, said the Kendall County Commissioners Court had approved the master plan, and described about 800 planned homes. The developer now markets one-acre homesites.
Today the developer describes two main sections:
- The Homestead: The developer lists it with its own HOA dues. Ask the sales offices which builders and lots fall in this section.
- Adeline: The custom-home section, with its own entrance. The developer lists custom builders there, including Brad Moore Builders, John Merritt Homes, and Vogel Builders, and lets you bring your own builder if the plans meet the architectural guidelines.
Who Builds in George’s Ranch, and What Do Homes Cost?
These are published numbers from October 29, 2026. Pricing changes often, so treat this as a snapshot and confirm with each sales office.
| Builder | Listed Price | Listed Size | Model Address |
| Toll Brothers | Starting at $919,995 (builder site) | 3,198 – 5,300 sq ft | 113 Telling Wind |
| Perry Homes | From the $1Ms (builder site) | 3,000 – 6,400 sq ft | 109 Telling Wind |
| Drees Custom Homes | From the $980s (developer site) | Ask the builder | 105 Telling Wind |
Toll Brothers listed three quick move-in homes and a new phase “coming soon.” Perry and Toll both advertised rate or flex-cash promotions on select homes that day. Get the terms in writing and compare them with an outside lender. My guide to builder lenders vs outside lenders walks through that comparison.
What Is the WCID Tax in George’s Ranch?
George’s Ranch is served by Kendall County Water Control and Improvement District No. 4A. The district’s FAQ says it finances and maintains the water, drainage, and road facilities for the project, and that it has issued and will keep issuing bonds to pay for them. The district’s disclosure site shows an adopted 2026 rate of $0.75 per $100 of value.
Two details catch buyers off guard:
- No city tax, but a district tax: The FAQ says no property in the district is inside any city’s limits, so you don’t pay City of Boerne property taxes. The district’s tax replaces the city tax, and you still pay Kendall County, Boerne ISD, and Cow Creek Groundwater District taxes.
- Out-of-city water rates: The City of Boerne supplies water at its out-of-city rates. The FAQ lists Pedernales Electric Cooperative for electricity and GVTC for phone and internet.
For more on how these districts work, read what a PID, MUD, or SID tax means on a new build. A WCID works much like a MUD.
What Are Property Taxes in George’s Ranch?
Here are the 2026 rates per $100 of taxable value:
- Kendall County: 0.373
- Boerne ISD: 1.0065
- Cow Creek Groundwater Conservation District: 0.005
- Kendall County WCID No. 4A: 0.75
That adds up to about 2.1345%. On a $1,000,000 home, that’s roughly $21,345 a year, or about $1,779 a month, before exemptions. Kendall Appraisal District lists a $140,000 Boerne ISD homestead exemption, which would cut about $1,409 a year once you qualify.
Your first bill on a new build is often based on the lot or a partly built home, since Texas appraises property as of January 1. Expect escrow to rise after the finished home hits the roll. Here’s why your payment goes up after a new build.
HOA dues are separate. The developer lists $770 a year in The Homestead and $870 a year in Adeline.
What Schools Serve George’s Ranch?
Perry Homes and Toll Brothers list Boerne ISD schools for the community: Cibolo Creek Elementary, Capt. Mark Tyler Voss Middle School, and Boerne Samuel V. Champion High School. Attendance zones can change, so confirm the assignment for your address with Boerne ISD before you sign.
How Do You Finance a Home Above the Conforming Loan Limit?
The 2026 conforming loan limit for a one-unit home in Kendall County is $832,750, according to the FHFA. Most homes listed here are above it, so a conventional loan will likely be a jumbo loan with its own down payment and reserve rules.
If you’re using a VA loan, VA says there’s no loan limit if you have your full entitlement, though your lender still has to approve the amount. If part of your entitlement is tied up in another home, you may need a down payment. See my guides on VA jumbo loans and using your VA loan again.
What Should You Check Before Buying in George’s Ranch?
- Section and lot: Confirm whether the lot is in The Homestead or Adeline, and get the HOA documents for that section.
- Wastewater: Ask the builder whether the lot uses an on-site septic system or a sewer connection, and get the permit and maintenance details in writing.
- Lot grading: Look at the slope, the drainage path, and what’s planned behind you.
- Flood status: Look up the address on FEMA’s map. Here’s how to check a flood zone.
- Inspections: Plan independent inspections at the pre-drywall and final stages. See whether you need an inspection on new construction.
Since you’ll be touring three model homes on one street, watch How to Tour Model Homes the RIGHT Way (Avoid These Costly Mistakes) before you go.
Frequently Asked Questions: George’s Ranch
Do George’s Ranch homeowners pay City of Boerne property taxes?
No. The Kendall County WCID No. 4A FAQ says no property in the district is inside any city’s limits, so owners pay the district’s tax instead of a city tax, plus Kendall County, Boerne ISD, and Cow Creek Groundwater taxes.
What is the total tax rate in George’s Ranch?
Using 2026 rates, it’s about 2.1345% before exemptions: Kendall County 0.373, Boerne ISD 1.0065, Cow Creek Groundwater 0.005, and WCID No. 4A 0.75 per $100 of value. Confirm the taxing units for your lot with Kendall Appraisal District.
Ready to Tour George’s Ranch?
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 compare builders, lots, district taxes, and total monthly costs in Boerne, San Antonio, and New Braunfels.
- 📞 Call or text: 210-501-5088
- 📧 Email: [email protected]
- 📅 Schedule a free consultation
Also see: The Ranches at Creekside | Corley Farms in Boerne | Quick Move-In vs Building | New Construction Warranties
Sources: George’s Ranch (acreage, price ranges, sections, builders, viewed October 29, 2026); George’s Ranch, Builders (model addresses and starting prices); George’s Ranch, Resources (HOA dues, utilities); Toll Brothers at George’s Ranch (price, sizes, schools, quick move-ins, viewed October 29, 2026); Perry Homes, George’s Ranch Acre (price, sizes, schools, viewed October 29, 2026); Kendall County WCID No. 4A FAQ; Kendall County WCID No. 4A district data (2026 adopted rate); Kendall Appraisal District, 2026 Adopted Tax Rates; Esperanza, republished 2021 San Antonio Business Journal report; FHFA Conforming Loan Limits; VA, entitlement and loan limits; FEMA Flood Map Service Center.