Timberwood Park is one of San Antonio’s most distinctive residential communities — and the combination of advantages it offers is genuinely difficult to replicate anywhere else in the metro at comparable price points. Half-acre-plus custom lots on Hill Country terrain. A non-annexation agreement guaranteeing no city property taxes into 2032. A 30-acre private park with a 7-acre stocked fishing lake, Jr. Olympic pool, 6-hole golf course, clubhouse, tennis, pickleball, volleyball, gym, playground, fishing pond, and walking trails — all included in a low POA fee. Comal ISD for most addresses — 9/10 GreatSchools, among the strongest districts in Texas. And Camp Bullis approximately one mile from the community’s northern edge — the only established San Antonio community with sub-5-minute gate access to a JBSA installation. The nuances that most Timberwood Park content skips: the Comal ISD vs NEISD school district split that runs through the community at the address level, the well and septic considerations on some outer lots, the POA structure that differs from a standard HOA, and the specific Bexar County tax rate that applies despite the no-city-tax advantage. This guide covers all of it.
Brock Bremmer | Real Estate Agent | eXp Realty | San Antonio Metro Area
North Corridor and Camp Bullis Area Specialist
Also see: Living in Timberwood Park | How to Buy in Timberwood Park | Timberwood Park vs Stone Oak
Timberwood Park at a Glance — 2026
| Location | Northern Bexar County — west of US-281 near E. Borgfeld Road, north of San Antonio, ZIP 78260 |
| Community type | Established custom home community — ½ acre or larger lots, Hill Country terrain, large oak trees |
| Governance | POA (Property Owners Association) — not a standard HOA. TPOA manages the 30-acre private park |
| City tax | None — non-annexation agreement in place through 2032. Unincorporated Bexar County |
| Property tax rate | Bexar County only (no city layer) + school district — lower effective rate than in-city SA |
| School district | Comal ISD (most addresses) and NEISD (some addresses) — verify at address level |
| Comal ISD campuses | Timberwood Park Elementary, Pieper Ranch Middle, Pieper High School |
| Price range | ~$380,000–$900,000+ depending on home size, lot, and vintage |
| Lot sizes | ½ acre minimum — many lots ¾ to 1+ acre. Largest lots in the established SA metro at this price point |
| POA amenity park | 30 acres — 7-acre fishing lake, Jr. Olympic pool, 6-hole golf course, clubhouse, gym, tennis, pickleball, basketball, sand volleyball, playground, pavilion, walking trails |
| Camp Bullis distance | ~1 mile from community northern edge — sub-5-minute gate access |
| US-281 access | Direct — primary corridor for north SA commutes |
| Downtown SA commute | ~25–35 minutes via US-281 in off-peak; 40–55 minutes peak |
| Stone Oak distance | ~10–15 minutes — closest major retail and dining corridor |
The No-City-Tax Advantage — Confirmed Through 2032
With a non-annexation agreement in place, we have no city property taxes into 2032. This is Timberwood Park’s most financially specific and most durable advantage over comparable north SA communities — and it’s worth understanding precisely:
- What it means: Timberwood Park is unincorporated Bexar County — not within any city’s jurisdiction. The non-annexation agreement legally prevents the City of San Antonio from annexing the community through 2032, guaranteeing residents pay no city property tax for the duration of that agreement
- Tax rate without city layer: Bexar County base rate ($0.3000 per $100) + school district rate (Comal ISD or NEISD depending on address) — no city of SA layer (~$0.3276 per $100 that in-city SA residents pay). The savings run approximately $0.3276 per $100 of assessed value annually — on a $550,000 home, that’s approximately $1,802 per year in city tax savings versus a comparable in-city SA property
- Comparison to Stone Oak: Stone Oak is within NEISD and in-city San Antonio — paying the full city + county + NEISD rate. Timberwood Park’s no-city-tax position produces a lower effective rate than Stone Oak despite being in the same general north corridor. See our complete Timberwood Park vs Stone Oak comparison
- What happens after 2032: The non-annexation agreement’s expiration creates a potential future annexation risk that buyers planning long-term ownership should factor into their evaluation. Most community observers expect the agreement to be renewed or replaced — but the 2032 horizon is a known variable worth understanding before purchase
The School District Split — Timberwood Park’s Most Important Buyer Variable
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’ lookup tools.
This is the single most important due diligence step for every Timberwood Park buyer — and it’s non-negotiable:
- Comal ISD addresses (most of the community):
- Timberwood Park Elementary — on or near the community
- Pieper Ranch Middle School
- Pieper High School — Comal ISD’s established north corridor campus
- Comal ISD 9/10 GreatSchools rating — one of the strongest districts in Texas
- Comal ISD additional 20% homestead exemption on top of state standard — file at comalad.org immediately after closing
- NEISD addresses (some portions):
- NEISD campus assignment varies by specific address — verify at neisd.net
- NEISD is also an excellent district — but buyers specifically researching Comal ISD and assuming Timberwood Park feeds Comal ISD may be surprised to discover their target address feeds NEISD
- NEISD addresses in Timberwood Park still benefit from the no-city-tax advantage but pay Bexar County + NEISD rates rather than Bexar County + Comal ISD rates
- The verification requirement: Two homes on the same street in Timberwood Park can feed different school districts. Neighborhood name, general location, and listing descriptions are all unreliable for determining school district. Every specific address must be verified at comalisd.org or neisd.net before going under contract. Brock verifies school district as a standard pre-offer step for every Timberwood Park transaction
The POA — How Timberwood Park’s Governance Differs From a Standard HOA
Timberwood Park is governed by a Property Owners Association (TPOA) — not a standard Homeowner’s Association (HOA). The distinction matters:
- What a POA is: A property owners association manages the community’s commonly owned property — in Timberwood Park’s case, the 30-acre private park. The TPOA fee funds park maintenance, amenity operations, and community infrastructure rather than neighborhood aesthetic enforcement
- What it is not: A standard HOA with architectural review committees, exterior color restrictions, and the enforcement authority common in master-planned communities. Timberwood Park’s custom home character reflects this — CC&Rs exist and govern minimum house size, exterior materials, and certain use restrictions, but the community has a more flexible character than typical HOA-governed subdivisions
- POA fee: Low relative to the amenity package delivered — verify current POA fee with the TPOA directly at timberwoodparksa.org. The 30-acre park with 7-acre lake, pool, golf course, gym, and courts is genuinely exceptional for what the community charges
- Due diligence during Option Period: Request a current POA estoppel letter showing balances and fee frequency. Ask what the fee covers and whether any special assessments are planned. Download and read the Unit-specific CCR. Check minimum house size, exterior materials, fencing and outbuilding rules, parking and short-term rental restrictions, and ACC timelines. Brock requests the full TPOA package — estoppel letter, current budget, CC&Rs, and any pending assessments — for every Timberwood Park transaction as standard Option Period due diligence
- Lot-specific POA membership: Confirm the exact legal Subdivision and Unit. Make sure the property is inside the Timberwood Park Development and that POA amenity access applies to that lot. Some properties marketed as “near Timberwood Park” are not inside the development boundary and do not carry POA amenity access
The Amenity Package — What Makes Timberwood Park’s 30-Acre Park Exceptional
Timberwood Park offers no city taxes, low HOA fees, and access to exceptional amenities, including a 30-acre park, Jr. Olympic pool, clubhouse, tennis, pickleball and volleyball courts, a 6-hole golf course, walking trails, gym, playground, covered pavilion, and a 7-acre fishing lake, along with year-round community events.
In the context of comparable north SA communities:
- 7-acre stocked fishing lake: The most distinctive and genuinely irreplaceable amenity — a private, catch-and-release stocked lake available exclusively to Timberwood Park residents. No other established north SA community at this price point offers a comparably sized private fishing resource
- 6-hole golf course: On-site golf for residents — not a full 18-hole course but a genuine practice and casual play facility included in POA membership. Stone Oak’s on-site hospitals and The Crossvine’s resort pool are amenity differentiators in their respective markets; Timberwood Park’s fishing lake and golf course serve the same role here
- Jr. Olympic pool: Full-size competition-oriented pool rather than a resort splash feature — a distinction that competitive swimmers and serious lap swimmers will appreciate
- Multi-sport courts: Tennis, pickleball, basketball, sand volleyball — the most complete court sport offering of any comparable north SA residential community
- 30 acres of community park: Scale comparison — Esperanza in Boerne has 11 acres of amenity center; Timberwood Park’s private park is nearly 3x that size
Camp Bullis — The Military Buyer Advantage That No Other Community Replicates
Camp Bullis is approximately 1 mile from Timberwood Park’s northern edge — making Timberwood Park the only established residential community in San Antonio with sub-5-minute gate access to a JBSA installation. For military personnel assigned to Camp Bullis — primarily medical, special operations, and training commands — this proximity is a meaningful quality-of-life advantage:
- Gate commute: Approximately 3–5 minutes from most Timberwood Park sections to Camp Bullis gate — the shortest established-community gate commute of any JBSA installation in the metro
- Stone Oak: 10–15 minutes to Camp Bullis — the next closest established community with comparable school district access
- Randolph AFB: Approximately 30–40 minutes via US-281 and FM 1863 — accessible for dual-assignment households but not a primary daily commute
- VA loan compatibility: Timberwood Park’s resale market is fully VA-compatible. Well and septic properties (some outer lots) require VA water quality testing — coordinate with your lender before making offers on well-served properties. See our VA Loan Guide
- PCS rental market: Timberwood Park’s Camp Bullis proximity and Comal ISD schools drive rental demand from Camp Bullis-assigned personnel and north corridor families — rental exit options exist, though the custom home and larger lot character means rental demand is more selective than in master-planned communities near Randolph
Lot Sizes and Housing Character — What ½ Acre Minimum Actually Means
Timberwood Park’s minimum ½ acre lot requirement is the community’s most tangible physical differentiator from every other north SA community at comparable price points:
- Lot sizes in practice: Most Timberwood Park lots run ½ to 1 acre — many are ¾ to 1+ acre. This produces the genuine country feel, privacy between homes, and space for pools, outdoor living, RV/boat storage, and custom landscape that ¼ acre lots in master-planned communities cannot replicate
- Custom home character: Timberwood Park is a custom home community — not a production builder community. Homes vary significantly in size, style, age, and finish level. Buyers accustomed to the consistency of master-planned new construction will find Timberwood Park more heterogeneous — which is both a feature (unique homes, no cookie-cutter repetition) and a due diligence requirement (each home requires independent inspection rather than relying on a standard builder quality floor)
- Price range by home vintage:
- 1980s–1990s custom homes (original community): $380,000–$500,000 depending on size and condition
- 2000s custom homes (established mid-range): $480,000–$650,000
- 2010s–present custom and semi-custom: $600,000–$900,000+
- Premium lots with Hill Country views: $700,000–$1,200,000+
- Well and septic on some outer lots: Some Timberwood Park properties — particularly on the community’s outer edges and larger lots — operate on well and septic rather than municipal water and sewer. Verify utility source for any specific property before going under contract. Well water requires quality testing (mandatory for VA and FHA financing) and septic requires inspection during the Option Period
Full Monthly Carrying Cost — Two Timberwood Park Scenarios
Mid-range resale — $520,000, 10% down, 6.5% rate, Comal ISD address
- Principal and interest: ~$2,939/month
- Bexar County (no city) + Comal ISD (est. ~1.8%–2.0% without city layer): ~$780–$867/month
- Homeowner’s insurance: ~$165–$220/month
- POA fee (low — verify at timberwoodparksa.org): ~$50–$80/month est.
- Total PITI + POA: ~$3,934–$4,106/month
- Suggested household income for comfort: ~$130,000–$150,000+
Premium lot — $750,000, 20% down, 6.5% rate, Comal ISD address
- Principal and interest: ~$3,792/month
- Bexar County (no city) + Comal ISD (est. ~1.8%–2.0%): ~$1,125–$1,250/month
- Homeowner’s insurance: ~$225–$300/month
- POA fee: ~$50–$80/month est.
- Total PITI + POA: ~$5,192–$5,422/month
- Suggested household income for comfort: ~$170,000–$200,000+
Tax note: Verify the exact combined rate for your specific address at bcad.org — Comal ISD vs NEISD assignment affects the school district rate component, and the no-city-tax advantage applies to all Timberwood Park addresses regardless of school district. File homestead exemption at bcad.org (Bexar County) immediately after closing. If Comal ISD address, also file the Comal ISD additional 20% exemption at comalad.org.
Timberwood Park vs Stone Oak — The North Corridor Decision
Buyers evaluating the north US-281 corridor almost always compare Timberwood Park and Stone Oak before committing. The honest comparison:
| Feature | Timberwood Park | Stone Oak |
| City tax | None — through 2032 | Full City of SA rate |
| Effective tax rate | ~1.8%–2.0% (no city layer) | ~2.2%–2.5% (full in-city) |
| School district | Comal ISD (most) / NEISD (some) | NEISD throughout |
| Lot size | ½ acre minimum — ¾ to 1+ acre typical | Typical suburban ¼ acre |
| Housing character | Custom homes — heterogeneous | 50+ HOA subdivisions — varied |
| HOA/POA | Low POA fee — flexible CC&Rs | $50–$350/month HOA — strict deed restrictions |
| Amenities | 30-acre park, 7-acre lake, golf, pool | Subdivision-specific — varies widely |
| Camp Bullis commute | ~1 mile — 3–5 minutes | ~10–15 minutes |
| On-site hospitals | None | Methodist + Baptist Stone Oak |
| Retail access | Stone Oak 10–15 min | On-site along US-281 |
| Price range | $380,000–$900,000+ | $320,000–$1,200,000+ |
For buyers who specifically value large lots, custom home character, no-city-tax, Camp Bullis proximity, and Comal ISD — Timberwood Park wins decisively. For buyers who value on-site hospital access (healthcare professionals at Methodist or Baptist Stone Oak), denser retail walkability, and a wider inventory at the entry-level price point — Stone Oak wins. Both serve the north corridor well; the decision comes down to lifestyle priorities and specific professional needs.
Frequently Asked Questions: Timberwood Park
Does Timberwood Park really have no city taxes?
With a non-annexation agreement in place, we have no city property taxes into 2032. Timberwood Park is unincorporated Bexar County — not within the City of San Antonio or any other municipality. The non-annexation agreement prevents annexation through 2032, guaranteeing zero city property tax for the duration. Residents pay Bexar County base rate + school district rate (Comal ISD or NEISD depending on address) — no city layer. On a $550,000 home, the annual savings versus a comparable in-city SA property runs approximately $1,800. Verify the exact tax entity stack for your specific address at bcad.org.
What school district is Timberwood Park in?
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. Both are excellent districts — Comal ISD 9/10, NEISD highly regarded. The critical point is that school district cannot be assumed from neighborhood name or address proximity. Every specific Timberwood Park address must be verified at comalisd.org or neisd.net before going under contract. Brock verifies school district as a standard pre-offer step for every transaction.
What are the HOA fees at Timberwood Park?
Timberwood Park is governed by a Property Owners Association (TPOA) — not a standard HOA. The POA fee is low relative to the amenity package it delivers — 30-acre park, 7-acre fishing lake, Jr. Olympic pool, 6-hole golf course, gym, tennis, pickleball, and volleyball courts. Verify current fee at timberwoodparksa.org or request a POA estoppel letter during your Option Period. The TPOA documents govern CC&Rs including minimum house size, exterior materials, and use restrictions — review during Option Period before closing.
How close is Timberwood Park to Camp Bullis?
Approximately 1 mile from the community’s northern edge — a 3–5 minute gate commute, the shortest of any established San Antonio residential community to a JBSA installation. For military personnel assigned to Camp Bullis, Timberwood Park is the only community that delivers sub-5-minute gate access alongside Comal ISD schools, large custom lots, no city tax, and a 30-acre private amenity park. Stone Oak is the next closest community at approximately 10–15 minutes. See our Camp Bullis and Timberwood Park agent guide.
Ready to Buy in Timberwood Park?
Brock Bremmer with eXp Realty verifies school district at the address level for every Timberwood Park property, confirms POA membership and lot boundary inclusion, requests the TPOA estoppel letter and CC&Rs during the Option Period, verifies well and septic status for outer lots, and coordinates comprehensive inspection on Timberwood Park’s custom home inventory.
- 📞 Call or text: 210-501-5088
- 📧 Email: [email protected]
- 🌐 Website: brockbremmer.com
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Also see: Living in Timberwood Park | Timberwood Park vs Stone Oak | Best Agent Camp Bullis/Timberwood Park | Living in Stone Oak | Living in Bulverde