Buying a home in Timberwood Park requires a more specific due diligence process than almost any other north San Antonio community — because the combination of a school district split that runs through the community at the address level, a POA structure that differs from a standard HOA, well and septic on many properties, a no-city-tax agreement that runs through 2033, and the custom home character that makes every Timberwood Park property genuinely different from the next means that standard buyer checklists will miss the variables that matter most here. Timberwood Park spans parts of Comal ISD and North East ISD depending on the parcel — many addresses are assigned to Timberwood Park Elementary, Pieper Ranch Middle, and Pieper High, while some portions map to NEISD campuses. Many lots have not been subject to city property taxes during the current non-annexation agreement term, which runs through December 30, 2033, but always confirm with current tax bills and the recorded agreement. This guide walks every step of the Timberwood Park purchase from pre-approval through closing and post-closing exemption filing — with the community-specific nuances that standard buyer guides don’t cover.
Brock Bremmer | Real Estate Agent | eXp Realty | San Antonio Metro Area
Timberwood Park and North Corridor Specialist
Also see: Timberwood Park Subdivision Guide | Living in Timberwood Park | Timberwood Park vs Stone Oak
Step 1: Understand What Makes Timberwood Park Unique Before You Search
Three Timberwood Park characteristics that affect every other step in the buying process:
- No city tax through December 30, 2033: The non-annexation agreement prevents the City of San Antonio from annexing the community through December 30, 2033. Confirm this is still in effect for your specific address by requesting the recorded agreement and verifying current tax bills show no city layer. The no-city-tax advantage is real — on a $550,000 home it saves approximately $1,800 annually versus comparable in-city SA properties
- School district split: Confirm whether the parcel is in Comal ISD or NEISD — cross-check against the Bexar County district map. Two homes on the same Timberwood Park street can feed different school districts. Verify at comalisd.org or neisd.net for every address before going under contract
- POA not HOA: Timberwood Park is governed by a Property Owners Association — the TPOA manages the 30-acre private park and community amenities rather than enforcing standard HOA architectural rules. The POA structure means fewer deed restriction constraints but also different financial health indicators. Review the POA budget and reserve fund rather than standard HOA financials
Step 2: Get Pre-Approved with the Right Tax Rate
Most lenders who don’t specifically know Timberwood Park will use a Bexar County average tax rate to estimate your PITI — which overstates your actual tax bill because it includes the city layer that Timberwood Park residents don’t pay. Make sure your lender uses the correct property-specific tax rate:
- Verify the complete tax entity stack for your target property at bcad.org — Bexar County base + school district (Comal ISD or NEISD rate) + NO city layer for most addresses
- For Comal ISD addresses: file both the standard homestead exemption and Comal ISD’s additional 20% exemption at comalad.org immediately after closing — coordinate this with your lender’s escrow setup
- VA loan buyers: confirm that your target property’s well and septic status is known before appraisal is ordered — VA appraisals require water quality testing on well-served properties, which takes 5–7 business days
Step 3: Understand the Property Types — Resale vs New Construction vs Lot Purchase
- Resale (most purchases): Timberwood Park is a fully established community — most purchases are resale homes ranging from 1980s-era originals to 2020s custom builds. Price range approximately $380,000–$1,200,000+. Each resale home is genuinely unique in size, finish, and lot character — this heterogeneity requires property-specific inspection rather than relying on any builder quality standard
- New custom construction: Timberwood Park allows custom home construction on remaining lots. Custom home timelines often depend on approval sequencing — HOA review, county review, city review, floodplain review, and septic or utility sign-offs can all affect the schedule, making custom timelines more variable than resale. Budget 12–18 months for a Timberwood Park custom build
- Lot purchase: Vacant lots available in some Timberwood Park sections — requires a separate land loan and construction financing. Verify the lot’s Unit designation in the CC&Rs for minimum house size, setback, and exterior material requirements before purchase
Step 4: The Timberwood Park-Specific Due Diligence Checklist
Standard due diligence plus these community-specific items:
- School district verification: Verify school assignment via official district lookup and confirm whether the parcel is in Comal ISD or NEISD. Verify at comalisd.org or neisd.net — not from the listing description, not from the seller, from the official district lookup tool for your specific address
- Well and septic status: Ask the seller for utility providers, septic or sewer details, and any drainage or flood history. Many Timberwood Park properties — particularly on larger and outer lots — use well and septic. Schedule a licensed septic inspection and water quality test during the Option Period. Water quality testing is mandatory for VA and FHA financing. Well water results take 5–7 business days — schedule the test on day one of the Option Period
- POA financial review: Request the most recent budget and, if available, a reserve study via the POA. Review POA meeting minutes and ask the seller about any pending special assessments or litigation. Request the estoppel letter showing current POA fee, frequency, and any pending assessments. Contact TPOA at timberwoodparksa.org
- Lot boundary and CC&R review: Confirm lot size, setbacks, easements, and building envelope with the title commitment, plat, and survey. Confirm the exact legal Subdivision and Unit — different Units have different minimum house sizes and exterior material requirements. Verify your lot is inside the Timberwood Park Development boundary for POA amenity access
- No-city-tax confirmation: Request a current tax bill showing the entity list — confirm no City of San Antonio levy appears. Verify the non-annexation agreement is still recorded and in effect
- Camp Bullis proximity: Camp Bullis is approximately 1 mile from the community’s northern edge — confirm whether this affects your daily routine and verify current base access protocols if purchasing for a Camp Bullis assignment
Step 5: Make a Strong Offer in Timberwood Park’s Current Market
- Current market: Timberwood Park’s custom home character means comp analysis requires more care than in a production builder community — no two homes are identical, and condition, vintage, lot, and finish level all affect value independently. Brock pulls a specific comp analysis adjusted for these variables before recommending an offer price
- Southwest quadrant premium: The southwest portions of Timberwood Park are the most sought-after, with homes selling faster and commanding higher prices than properties in the southeast sections. Understand which part of the community your target property sits in before benchmarking against other Timberwood Park sales
- Inspection contingency essential: Timberwood Park’s diverse construction vintage (1980s through present) means inspection is non-negotiable. Specify a minimum 10-day Option Period to accommodate well water testing results (5–7 days) plus foundation, HVAC, and roof assessments
Step 6: Close and File Your Exemptions Immediately
- Homestead exemption: File Form 50-114 at bcad.org (Bexar County) immediately after closing — deadline April 30
- Comal ISD additional exemption (if Comal ISD address): File the Comal ISD additional 20% homestead exemption at comalad.org — reduces the school district portion of taxable value beyond the standard $140,000 state exemption
- NEISD homestead (if NEISD address): File through NEISD’s process — verify current exemption offerings at neisd.net
- Property tax protest: If your assessed value appears above recent comparable sales data, file a protest by May 15 at bcad.org
Frequently Asked Questions: How to Buy in Timberwood Park
Is Timberwood Park in Comal ISD or NEISD?
Timberwood Park spans parts of Comal ISD and North East ISD depending on the parcel. Many addresses are assigned to Timberwood Park Elementary, Pieper Ranch Middle, and Pieper High, while some portions map to NEISD campuses. School assignments can shift as districts open new campuses, so always verify using the districts’ official lookup tools. Verify at comalisd.org or neisd.net for every specific address before going under contract.
Does Timberwood Park have city taxes?
Many lots have not been subject to city property taxes during the current non-annexation agreement term, which runs through December 30, 2033. Always confirm with current tax bills and the recorded agreement for your specific address — verify at bcad.org that no City of San Antonio levy appears in your property’s entity list.
What is the POA fee in Timberwood Park?
Timberwood Park is governed by a Property Owners Association (TPOA) — not a standard HOA. Fees are often described as modest but vary by Unit and over time — request an estoppel letter for the current amount, frequency, and any special assessments from the POA manager. Contact TPOA at timberwoodparksa.org. The POA fee includes access to the 30-acre private park, Jr. Olympic pool, 6-hole golf course, 7-acre fishing lake, gym, tennis, pickleball, and volleyball courts.
Ready to Buy in Timberwood Park?
Brock Bremmer with eXp Realty verifies school district at the address level, confirms no-city-tax status, coordinates well and septic due diligence, reviews POA financials, and manages the complete Timberwood Park purchase from offer through closing.
- 📞 Call or text: 210-501-5088
- 📧 Email: [email protected]
- 📅 Schedule a free consultation
Also see: Timberwood Park Subdivision Guide | Property Taxes Kendall County | Best Agent Camp Bullis/Timberwood Park | USDA Loan Guide