Stillwater Ranch is northwest San Antonio’s most active multi-builder master-planned community — and one of the few in the Alamo Ranch corridor where buyers can still access new construction from four active builders simultaneously, compare floor plans side by side, and leverage builder competition for the best incentive package. Prices generally start in the upper $200,000s and reach the mid-$600,000s for newer construction, with a median sale price in the lower $400,000s — slightly lower than Kallison Ranch. Perry Homes, Chesmar Homes, Coventry Homes, and Highland Homes are all active in 2026, with Lennar represented in resale. Located just a few miles from Loop 1604 and State Highway 151, Stillwater Ranch provides a countryside feel with easy access to big-city perks — Alamo Ranch Marketplace, The Rim, La Cantera, Six Flags, and SeaWorld all within a short drive. NISD throughout, resort amenities including a pool, clubhouse, fitness center, fishing pier, jogging trails, and playgrounds, and a Lackland AFB commute of approximately 12–15 minutes via Hwy 151. This guide covers every variable a Stillwater Ranch buyer needs before visiting a model home.
Brock Bremmer | U.S. Air Force Reserves Veteran | Real Estate Agent | eXp Realty
Northwest San Antonio and Alamo Ranch Corridor Specialist
Also see: Living in Alamo Ranch | Alamo Ranch Subdivisions Guide | VA Military Buyer Guide
Stillwater Ranch at a Glance — 2026
| Location | Northwest San Antonio — off Culebra Road, 2.5 miles west of Loop 1604, ZIP 78254, Bexar County |
| Active builders (2026) | Perry Homes (50′ lots), Chesmar Homes, Coventry Homes, Highland Homes; Lennar in resale |
| Price range | Upper $200,000s (resale entry) to mid-$600,000s (new construction premium) |
| Median sale price | Lower $400,000s — slightly below Kallison Ranch |
| New construction entry | Chesmar from $354,950; Coventry from $374,990; Perry 50′ lots area avg ~$431,283 |
| School district | Northside ISD (NISD) throughout — verify specific campus at nisd.net |
| HOA fees | Chesmar: $342/semi-annual ($684/year, ~$57/month); Perry: $620/annual (~$52/month) |
| County | Bexar County — standard in-city rate 2.1%–2.3% effective |
| Amenities | Resort-style pool, clubhouse, fitness center, fishing pier, jogging trails, playgrounds |
| Lot widths | 45′ and 60′ (established phases); 50′ (Perry active lots) |
| Lackland AFB commute | ~12–15 minutes via Hwy 151 |
| Medical Center commute | ~20–25 minutes via Hwy 151 and Loop 410 |
| Downtown SA commute | ~25–35 minutes via Loop 1604 and I-10 |
| Alamo Ranch Marketplace | ~5 minutes — Target, Lowe’s, major dining and retail |
The Builder Lineup — Four Options at Stillwater Ranch
Chesmar Homes — entry tier
New homes priced from $354,950 — over 10% below the area average of $439,990. HOA fees of $342 semi-annually. Chesmar is Stillwater Ranch’s most accessible new construction entry point — efficient floor plans, competitive pricing, and the same resort amenity access as higher-priced builder sections. Now selling from $374,990 in some phases. Best for first-time and entry-level move-up buyers who want NISD and northwest SA resort amenities at the lowest available Stillwater Ranch new construction price.
Coventry Homes
Located off Culebra Road, just 2.5 miles west of Loop 1604. Coventry offers move-in-ready inventory homes with periodic incentive programs — a July 2026 inventory home offer is active through month-end. Coventry’s floor plan range overlaps with Chesmar at the entry tier and extends into the mid-range. Buyers considering both Chesmar and Coventry should compare standard feature packages and current incentive structures side by side before choosing a builder.
Perry Homes — 50′ lots
Area average approximately $431,283. HOA fees $620 annually. Perry brings its 58-year Texas builder reputation and smart home technology standard package to Stillwater Ranch’s 50-foot lot tier. Perry’s HOA fee structure ($620/year) is slightly lower than Chesmar’s ($684/year) — a minor monthly difference but worth noting in a full carrying cost comparison. Standard Perry smart home features, structural warranty, and quick delivery availability on select homes.
Highland Homes
Highland operates in Stillwater Ranch’s mid-range tier — strong build quality reputation and design flexibility for buyers who have graduated past entry-level pricing. Stillwater Ranch has grown in multiple phases with builders including Perry Homes, Chesmar Homes, Coventry Homes, Highland Homes and Lennar. Highland’s Stillwater Ranch section offers a move-up alternative within the community for buyers who want Highland’s build standards at the northwest corridor’s price point.
NISD — Campus Assignment Varies by Address
Stillwater Ranch is entirely NISD — but which specific campus your address feeds depends on your lot location within the community’s multiple phases:
- High school: Most Stillwater Ranch addresses feed O’Connor High School or Taft High School — both solid NISD campuses, but buyers with specific campus preferences must verify at nisd.net before going under contract
- Elementary and middle: Multiple NISD campuses serve Stillwater Ranch’s phases — verify the specific feeder pattern for your target address at nisd.net. Do not assume campus from builder section or lot location
- The NISD advantage: NISD is one of San Antonio’s most recognized districts — and Stillwater Ranch’s NISD access at median prices in the lower $400,000s makes it one of the most accessible NISD new construction communities in the northwest corridor. Comparable NISD access in Alamo Ranch’s newer sections starts at similar price points — compare both communities before committing
The Amenity Package — What $52–$57/Month Delivers
Community amenities include a resort-style pool, clubhouse, fitness center, fishing pier, jogging trails, and playgrounds.
- Resort-style pool: The community’s primary gathering amenity — active during SA’s long summer season
- Fishing pier: A distinctive amenity that most northwest SA master-planned communities at this price point don’t offer — stocked pond with pier access for resident use
- Clubhouse and fitness center: On-site facility included in HOA access — eliminates the gym membership cost for households who use it
- Jogging trails and playgrounds: Standard master-planned community trail system woven through the development — functional for daily exercise without leaving the community
At $52–$57/month, Stillwater Ranch’s HOA fee is among the most cost-efficient resort amenity packages in the northwest SA corridor — the fishing pier in particular is a lifestyle feature that distinguishes it from comparable Alamo Ranch HOA sections at similar monthly costs.
The Lackland Military Buyer Case
Stillwater Ranch’s proximity to Joint Base San Antonio — Lackland, located within approximately 12.4 miles makes it one of the most practical established master-planned NISD communities for Lackland-primary military families:
- Lackland gate commute: Approximately 12–15 minutes via Hwy 151 — consistent with Alamo Ranch’s commute profile and meaningfully faster than Leon Valley’s 20–25 minute route for some Lackland gates
- VA loan compatibility: Stillwater Ranch’s active new construction builders are VA-familiar — VA-approved new construction is standard throughout the community. Register Brock as buyer’s agent before any model home visit and verify VA appraisal compatibility on specific floor plans before submitting offers
- BAH alignment: At Chesmar’s $354,950 entry with VA zero-down, E-6 and above with dependents achieve near-full BAH coverage in the 2026 JBSA BAH range. Run the specific calculation at your pay grade before setting a search price ceiling
- PCS rental exit: Stillwater Ranch’s Lackland proximity and NISD schools drive consistent military rental demand — 3BR homes typically rent $1,700–$2,000/month. Discuss rental exit strategy with Brock before closing so the plan is ready when orders arrive
Stillwater Ranch vs Alamo Ranch vs Kallison Ranch
| Feature | Stillwater Ranch | Alamo Ranch | Kallison Ranch |
| Median price | Lower $400,000s | ~$317,217 (ZIP 78253) | $300,000–$400,000 |
| School district | NISD | NISD | NISD |
| Active builders | Perry, Chesmar, Coventry, Highland | Various — multiple phases | Verify current roster |
| HOA fee | ~$52–$57/month | $30–$75/month (varies by section) | Verify independently |
| Fishing pier | Yes | No | No |
| Lackland commute | ~12–15 min | ~10–15 min | ~12–18 min |
| Loop 1604 distance | 2.5 miles west | On 1604 | Near 1604 |
| Culebra Road access | Direct | Culebra/Potranco | Culebra adjacent |
Stillwater Ranch sits between Alamo Ranch’s more established and price-diverse inventory and Kallison Ranch’s independent community identity. The fishing pier, active four-builder lineup, and slightly lower median than Kallison Ranch distinguish Stillwater Ranch’s value proposition. Buyers evaluating all three should compare specific NISD campus assignments, HOA financial health, and current builder incentive packages rather than defaulting to the most recognized name.
Full Monthly Carrying Cost — Two Stillwater Ranch Scenarios
Chesmar entry — $370,000, 5% down, 6.5% rate
- Principal and interest: ~$2,231/month
- Bexar County taxes (~2.2%): ~$678/month
- Homeowner’s insurance: ~$125–$165/month
- HOA (~$57/month): ~$57/month
- Total PITI + HOA: ~$3,091–$3,131/month
Perry/Highland mid-range — $450,000, 10% down, 6.5% rate
- Principal and interest: ~$2,544/month
- Bexar County taxes (~2.2%): ~$825/month
- Homeowner’s insurance: ~$150–$195/month
- HOA (~$52/month): ~$52/month
- Total PITI + HOA: ~$3,571–$3,616/month
Verify the exact HOA fee for your specific builder section — Chesmar and Perry carry different fee structures as noted above. New construction buyers: ask your lender for a year-two tax estimate at full improved value before establishing escrow — Bexar County’s year-one land-only assessment will meaningfully understate ongoing tax cost.
What to Do Before Visiting the Stillwater Ranch Model Homes
- Register Brock as your buyer’s agent before the first model home visit — Perry, Chesmar, Coventry, and Highland all have on-site sales teams. Builder pricing is identical with or without a buyer’s agent
- Verify NISD campus assignment at nisd.net for any specific address — do not rely on builder section or general neighborhood location
- Get year-two tax estimate at full purchase price from your lender before establishing escrow
- Compare builder lender vs outside lender — see our New Construction Financing Guide
- Plan independent phase inspections — pre-pour, pre-drywall, and pre-closing on all new construction
- Request HOA financial package — budget, reserve fund balance, and any pending assessments during Option Period
Frequently Asked Questions: Stillwater Ranch
What school district is Stillwater Ranch in?
Northside ISD (NISD) throughout — one of San Antonio’s most recognized districts. Specific campus assignment varies by address and phase within the community. Most addresses feed O’Connor or Taft High School — verify at nisd.net before going under contract. Elementary and middle campus assignments also vary by specific lot. Brock verifies the complete feeder pattern for every Stillwater Ranch address as a standard pre-offer step.
What builders are active in Stillwater Ranch?
Builders include Perry Homes, Chesmar Homes, Coventry Homes, Highland Homes, and Lennar. Active new construction in 2026: Perry (50′ lots, area avg ~$431,283, $620/year HOA), Chesmar (from $354,950, $684/year HOA), and Coventry (from $374,990 with periodic inventory incentives). Highland active in mid-range phases. Lennar represented primarily in resale. Register Brock as buyer’s agent before visiting any model home — all four active builders have on-site sales representatives.
How far is Stillwater Ranch from Lackland AFB?
Joint Base San Antonio — Lackland is located approximately 12.4 miles from Stillwater Ranch. The Hwy 151 routing produces approximately 12–15 minutes gate-to-gate for most Stillwater Ranch sections — consistent with Alamo Ranch’s commute profile and one of the shortest established master-planned NISD community commutes to Lackland in the northwest corridor. Medical Center: approximately 20–25 minutes. Downtown SA: approximately 25–35 minutes.
What are the HOA fees at Stillwater Ranch?
HOA fees vary by builder section. Chesmar: $342 semi-annually ($684/year, approximately $57/month). Perry: $620 annually (approximately $52/month). Both include access to the resort-style pool, clubhouse, fitness center, fishing pier, jogging trails, and playgrounds. Verify the specific HOA fee for your target section and request the HOA budget and reserve fund balance during your Option Period.
Ready to Buy in Stillwater Ranch?
Brock Bremmer with eXp Realty, a U.S. Air Force Reserves veteran, registers as buyer’s agent before the first Stillwater Ranch model home visit, verifies NISD campus at nisd.net, calculates year-two tax estimates, facilitates builder lender comparisons, and coordinates independent phase inspections across all four active builders.
- 📞 Call or text: 210-501-5088
- 📧 Email: [email protected]
- 🌐 Website: brockbremmer.com
- 📅 Schedule a free consultation
Also see: Living in Alamo Ranch | Alamo Ranch Subdivisions | Best Agent Bulverde | New Construction Financing | VA Loan Guide