Texas Hill Country Anaqua Springs Ranch

Anaqua Springs Ranch sits in far northwest San Antonio, outside Loop 1604 near Scenic Loop Road, right up against the Boerne border. It’s a 24/7 guarded, gated community of custom estates on 1 to 5+ acre lots, built in the local Hill Country stone-and-stucco style.

What’s Actually Here

Every home here is custom — tract builders aren’t permitted, and every plan has to clear an architectural review committee before it’s built. HOA dues average about $2,695 a year (figures elsewhere put the monthly equivalent around $200–$350). The community preserves a lot of its natural terrain, which means it’s genuinely quiet and ecologically intact, but it also means zero on-site commercial walkability — expect an 8–10 minute drive to the nearest retail or dining.

Water source varies by lot: some are on SAWS municipal water, others on private wells, so that’s worth confirming on any specific property. Lots in the canyon or valley floor sections may fall in a flood zone, which affects insurance underwriting — another item to check before you fall in love with a particular lot.

Home Prices and the Market

Over the twelve months from September 2025 through August 2026, the median sold price here was $2.35 million, with active listings currently priced around a $1.97 million median. This is a very low-volume market — only six homes closed in that entire 12-month stretch, with an average of 165 days on market and a list-to-sale ratio of 94.3%, meaning buyers have routinely negotiated over $130,000 off the initial asking price on $2.3 million estates. If you’re building new, vacant 1–3 acre lots have been priced between $130,000 and $365,000, with custom builds starting around $793,000.

Schools

Anaqua Springs Ranch is zoned to Northside ISD, feeding into Glenn Elementary, Raw Middle School, and O’Connor High School.

Commute and What Else to Check

Downtown San Antonio is roughly a 25-minute drive. Buyers here tend to be remote executives or medical professionals connected to the South Texas Medical Center.

Custom estate purchases at this price point deserve real negotiating leverage — the data above shows there’s usually room. Let’s talk through it. Call or text any time.

Carmen Lucas · Kuper Sotheby’s International Realty
(956) 459-8785 · carmen.lucas@kupersir.com