Arcadia Ridge, Far West San Antonio: Builders, HOA, Taxes, Utilities

The short version. Arcadia Ridge is a master-planned subdivision in ZIP 78245 on the far west side of Bexar County. It sits outside San Antonio city limits, so its parcels carry no city property tax. They do carry Bexar County Emergency Services District No. 2. County plats for its sections were recorded from February 2015 to October 2024. The appraisal roll shows 1,471 homes built from 2015 to 2024 and 561 more residential lots still without a home. Ashton Woods, Meritage Homes, Perry Homes and CastleRock Communities hold lots there. The homeowners association is managed by FirstService Residential. Its recorded fees include a $275 transfer fee and a $300 capitalization fee charged to a buyer at closing. No home parcel falls inside FEMA's mapped 100-year flood zone. Water and sewer come from SAWS and electricity from CPS Energy.

This guide is for a buyer deciding whether an Arcadia Ridge house is worth a showing. Every fact below comes from a county, state, utility, school district or builder record. Each one carries its source and the date we read it, October 1, 2026. Where we could not confirm something, we say so and tell you where to check.

Where Arcadia Ridge is, and whose rules apply

Boundary. Arcadia Ridge is defined by its recorded subdivision plats, not by a city or MLS boundary. Bexar County's parcel records list 2,190 parcels with "Arcadia Ridge" in the legal description (Bexar County parcel layer, read October 1, 2026). The homeowners association's recorded management certificate lists the same subdivision and the plats that bring each section under the association (Bexar County Clerk document 20220251973, recorded October 21, 2022).

City or county. Bexar County's jurisdiction map puts the subdivision in unincorporated Bexar County. The City of San Antonio's map places it inside the city's extraterritorial jurisdiction (ETJ), outside the city limits. An ETJ is the band outside a city where the city applies its subdivision rules but levies no city property tax. The city's maps show no tax increment reinvestment zone (TIRZ) and no limited-purpose annexation or non-annexation agreement covering the subdivision (City of San Antonio GIS, read October 1, 2026).

ZIP, county and district. ZIP 78245, Bexar County, Northside ISD (Bexar County GIS, read October 1, 2026). A mailing address that says "San Antonio" does not mean the house is inside the city.

Roads. The builders describe the location by Loop 1604, State Highway 211 and US 90. The major roads around the subdivision include Potranco Road (FM 1957), State Highway 211 and Military Drive West (OpenStreetMap, read October 1, 2026). The parent Alamo Ranch and far west San Antonio guide covers the wider area and its road projects.

How it was built: plats from 2015 to 2024

A plat is the recorded map that creates lots and streets. The association's certificate lists its declaration of covenants (recorded May 15, 2014) and the first section plats in February and March 2015. One of those, filed March 3, 2015, is the amenity center. The county's parcel records show later units recorded through the Phase 2 and Phase 3 sections. The most recent is Phase 3 Unit 15, filed October 11, 2024.

Homes followed the plats. The appraisal roll records the year each home was built:

Arcadia Ridge parcels coded as a home (state code A1) by year built, plus residential lots recorded without a home. Bexar County parcel layer, read October 1, 2026.

Year built	Homes
2015	40
2016	129
2017	155
2018	216
2019	280
2020	194
2021	153
2022	128
2023	68
2024	107
Residential lots with no home on the roll	561

One home record has no year and is not counted. The roll lags construction. A house finished this year may still show as a lot, so the 561 lots overstate what is empty today. Most of those lots are in the Phase 3 units.

Who is building there now

The county's parcel records show four builders holding Arcadia Ridge lots: Meritage Homes of Texas (170 parcels), CastleRock Communities (148), Perry Homes (117) and Ashton Woods, as Ashton San Antonio Residential (39). These are company-owned parcels on the roll, read October 1, 2026, and a count can lag sales. The builders' own pages gave these asking ranges the same day. They are list prices for new homes, not sale prices.

Builder pages for Arcadia Ridge, read October 1, 2026. Asking prices and plan sizes as published; they change often.

Builder and section	Published price	Plan sizes	Sales location
Ashton Woods	$350,740 to $464,990	1,741 to 2,983 sq ft, six plans	1319 Nicholas Cove
Meritage Homes, Classic Series	From $376,990	Plans from 1,831 to 3,058 sq ft	1347 Nicholas Cove
Perry Homes, 45-foot lots	From the $390s	1,900 to 2,600 sq ft	1331 Nicholas Cove
Perry Homes, 50-foot lots	From the $480s	2,100 to 3,600 sq ft	1327 Nicholas Cove
Perry Homes, 60-foot lots	From the $640s	1,900 to 2,600 sq ft, as published	1327 Nicholas Cove
CastleRock Communities	Not confirmed	Not confirmed	Its community page did not load for us

A base price excludes the lot premium, options and any incentive. Our guides to builder incentive timing and buying new construction cover how to compare those.

What the homes are like

Across the 1,471 homes on the roll (Bexar County parcel layer, read October 1, 2026):

• All detached single-family houses, built from 2015 to 2024.
• Living area: median 2,629 square feet. Half fall between 2,153 and 2,945 square feet. The smallest is 1,412 and the largest 4,097.
• Lot size: median 0.144 acre, about 6,300 square feet. Eight in ten lots fall between 0.124 and 0.213 acre, about 5,400 to 9,300 square feet.
• Stories: the roll records 533 one-story homes, 502 two-story homes and 435 coded as one and a half stories.

These are appraisal-district records, which can differ from a builder brochure or a listing. For one house, check its account on the Bexar Appraisal District site.

The HOA: who runs it and what it charges at closing

The association is Arcadia Ridge Homeowners Association, Inc. Its recorded management certificate names FirstService Residential San Antonio, LLC, 3424 Paesanos Parkway, Suite 100, San Antonio, TX 78231, phone (210) 829-7202, as its managing agent. That certificate lists these fees (Bexar County Clerk document 20220251973, recorded October 21, 2022, published by the Texas Real Estate Commission's HOA registry):

• Resale disclosure package: $375.
• Transfer fee: $275, collected at closing from the buyer.
• Capitalization fee: $300, charged to the first buyer only.

The certificate does not state the regular annual or monthly assessment, and none of the builder pages we read published one. We have not confirmed the dues or what they cover. They are in the resale certificate. In a resale, Texas Property Code section 207.003 requires the association to provide that certificate once the owner asks. Order it early, because the option period is short. The certificate is from 2022, so confirm the fees on it are still current.

The association also owns common land. The roll lists 105 parcels in its name: open space, landscape lots and the amenity center site.

Property taxes: every unit on an Arcadia Ridge account

Every one of the 2,190 Arcadia Ridge parcels carries the same taxing-unit list on the county's parcel layer: the appraisal district, codes 06, 08, 09, 10, 11, 56 and 79. Matched to the Bexar Appraisal District's code list, those are the units below. There is no City of San Antonio unit and no municipal utility district (MUD) or public improvement district (PID). A MUD or PID is a special district that adds its own tax or assessment to a bill.

Taxing units on Arcadia Ridge parcels, with 2025 adopted rates per $100 of taxable value. Bexar County Tax Assessor-Collector 2025 rate list (run September 30, 2025), read October 1, 2026.

Taxing unit	2025 rate
Northside ISD	$1.004900
Bexar County	$0.276331
University Health (Bexar County Hospital District)	$0.276235
Alamo Colleges District	$0.149150
Bexar County Emergency Services District No. 2	$0.087932
Bexar County Road and Flood	$0.023668
San Antonio River Authority	$0.018300
Total, before any exemption	$1.836516

The total is our sum of the published rates. At that rate, each $100,000 of taxable value costs about $1,837 a year before exemptions. Exemptions differ by unit. In 2025 Northside ISD's homestead exemption was $140,000, for example. An emergency services district is a local taxing district that funds fire protection, emergency medical service, or both, outside city limits.

The difference from a home inside the city is the city's line. A house inside San Antonio with the same county, hospital, college, river authority and school units would carry the city's 2025 rate of $0.541590 instead of ESD No. 2's $0.087932.

What changes for 2026. Bexar County commissioners voted on September 1, 2026 to keep the county rate just under 30 cents per $100, with formal adoption set for September 15 (Texas Public Radio). Northside ISD's tax page lists an adopted rate of $1.0349 for its 2027 fiscal year: $0.6994 for operations and $0.3355 for debt. On November 3, 2026, district voters decide Proposition A, a tax-rate election that KSAT reports would move the rate from $1.0049 to $1.0349. The same ballot carries three bond propositions totaling about $886 million. We did not find 2026 rates for the other units. Read the final numbers on the 2026 tax statement, and run an estimate with our property tax calculator.

Utilities

• Water: San Antonio Water System (SAWS), certificate of convenience and necessity (CCN) 10640. The state's map lists that certificate's status as pending a final order in Public Utility Commission docket 59258. A CCN is the state's grant of a service area to a utility.
• Sewer: SAWS, sewer CCN 20285.
• Electricity: CPS Energy, CCN 30031.
• Natural gas, trash and internet: not yet documented for this subdivision. Ask the seller or builder which companies serve the address, and confirm with the providers before closing.

Water, sewer and electric come from the Public Utility Commission of Texas service-area maps, read October 1, 2026.

School district and attendance zones

Arcadia Ridge is in Northside ISD (Bexar County school district map, read October 1, 2026). The builders do not all list the same campuses. Ashton Woods and Meritage list Mora Elementary, Luna Middle and Brennan High. Perry Homes lists Wernli Elementary, Bernal Middle and Brennan High. Campus assignment can differ by section, so confirm it for the exact address. Bexar County's school map gives these campus addresses: Dr. Caroline Wernli Elementary, 1881 Arcadia Path; Dr. Linda G. Mora Elementary, 1520 American Lotus; Dr. Joe J. Bernal Middle, 14045 Bella Vista Place; Gregory Luna Middle, 200 N. Grosenbacher Road; and William J. Brennan High, 2400 Cottonwood Way.

Northside ISD's Resource Planning page posts its 2026-27 elementary, middle and high school boundary maps. Its address-search link returned an error when we tried it on October 1, 2026, so confirm an address on the maps or with the district. For campus performance data, read the state's Texas School Report Cards. We do not rank schools.

Flood map status

We compared every Arcadia Ridge home parcel against FEMA's National Flood Hazard Layer on October 1, 2026. None of the 1,471 had its center or any corner inside a Special Flood Hazard Area, the zone where flood insurance is required for a federally backed mortgage. FEMA's Zone A and Zone AE areas do cross the subdivision's outer footprint, along land outside the home lots. The effective county flood map panel there is 48029C0345F, dated September 29, 2010.

That is a map check, not a flood history. For a specific lot, pull the address on the FEMA Flood Map Service Center, read the seller's disclosure, and get an insurance quote during the option period. A lot that backs onto a drainage channel deserves a closer look at the grade and the survey.

Amenities

The builders list a community pool, a clubhouse, a playground, a sports court, a greenbelt and walking trails. Ashton Woods describes a lagoon-style pool and a junior Olympic-size pool. The amenity center has its own recorded plat (March 3, 2015), and a pool rule book was recorded on February 9, 2017. The amenity land is association property. We have not confirmed whether the pools and trails are members-only or what guest rules apply; the association's rules and the resale certificate will say.

The drive to Lackland

We have not timed this drive, so this page gives no commute minutes. A useful test is two runs from the house to your actual gate at your actual report time: one on a weekday morning and one on a weekday afternoon. Write down the date and departure time, because construction changes the answer. Our JBSA-Lackland housing page and the Lackland, Randolph and Fort Sam comparison cover the gates. Our west San Antonio road projects guide tracks the work on the routes. For housing allowance figures, see 2026 BAH rates for JBSA.

The ZIP 78245 market in September 2026

No public data series covers Arcadia Ridge alone, and we did not use MLS sales for this page. The nearest published figures are for ZIP 78245. That ZIP is much larger than Arcadia Ridge and includes older and smaller homes, so its median sits below the builder prices above.

ZIP 78245, September 2026, the newest month published. Listing figures describe homes for sale, not sold prices. Realtor.com residential listings data, file updated September 30, 2026, read October 1, 2026.

Measure	Value
Median listing price	$285,000 (down 1.2% from September 2025)
Active listings	542 (up 8.3% from a year earlier)
New listings in the month	118
Pending listings	283 (up 31.0% from a year earlier)
Median days on market	66
Listings with a price cut	178, or 19.3% of active listings
Median listing price per square foot	$148, on a median listing of 2,048 square feet

In plain terms: the ZIP had more homes for sale than a year earlier, asking prices were about flat, and pending contracts rose. These figures describe September and will change. Our market update tracks the San Antonio area each month. For a sold-price range for Arcadia Ridge resales, ask us and we will pull closed sales for the section you are considering.

How to check an Arcadia Ridge address

• Taxing units, year built and lot size: the property's account on the Bexar Appraisal District site, and the bill on the Bexar County Tax Assessor-Collector site.
• HOA dues, rules and fees: the resale certificate from FirstService Residential, ordered early in the option period.
• School assignment: Northside ISD's 2026-27 boundary maps, or a call to the district.
• Flood zone: FEMA's Flood Map Service Center for the address, plus an insurance quote.
• Gas, trash and internet: the seller or builder, then the provider.
• Commute: two timed drives at your real report time.

What we have not documented yet

We have not confirmed these, and we have not guessed: the regular HOA assessment and what it covers; whether the amenities are members-only; any timed drive to JBSA-Lackland or elsewhere; a sold-price range for Arcadia Ridge; the campus assignment for any one address; the natural gas, trash and internet providers; CastleRock's current prices and plans; the total number of lots planned and when building will end; and 2026 rates for the hospital district, Alamo Colleges, the river authority and ESD No. 2.

Questions about Arcadia Ridge

Is Arcadia Ridge inside San Antonio city limits?

No. Bexar County's map places it in unincorporated Bexar County, and the City of San Antonio's map places it inside the city's extraterritorial jurisdiction, outside the city limits. Its parcels carry no City of San Antonio property tax. They carry Bexar County Emergency Services District No. 2 instead.

What is the property tax rate in Arcadia Ridge?

The seven units on an Arcadia Ridge account added up to $1.836516 per $100 of taxable value in 2025, before exemptions: Northside ISD, Bexar County, University Health, Alamo Colleges, ESD No. 2, county road and flood, and the San Antonio River Authority. There is no MUD or PID. Northside ISD's 2026 rate depends on its November 3, 2026 tax-rate election.

Who manages the Arcadia Ridge HOA, and what does it charge?

FirstService Residential San Antonio manages Arcadia Ridge Homeowners Association, Inc. Its recorded certificate lists a $375 resale disclosure package, a $275 transfer fee paid by the buyer at closing, and a $300 capitalization fee for the first buyer only. The regular assessment is not on the certificate, so get it from the resale certificate.

Who builds in Arcadia Ridge?

County records show Meritage Homes, CastleRock Communities, Perry Homes and Ashton Woods holding lots there as of October 1, 2026. Ashton Woods, Meritage and Perry Homes publish current plans and prices on their own sites.

Is Arcadia Ridge in a flood zone?

On FEMA's effective map, none of its 1,471 home parcels falls inside a Special Flood Hazard Area. Zone A and AE areas cross land in the subdivision outside the home lots. Check FEMA's map for the specific address and get an insurance quote.

Sources

• Bexar County, parcel layer (Bexar Appraisal District roll data). Legal descriptions, plat filing dates, taxing units, year built, living area, lot size, stories and company owners of lots, for parcels with "Arcadia Ridge" in the legal description. Read 2026-10-01.
• Bexar County, GIS map services: local jurisdictions, ZIP codes, school districts and public schools. Read 2026-10-01.
• City of San Antonio, ETJ, city boundary, TIRZ, limited-purpose annexation and non-annexation agreement map layers. Read 2026-10-01.
• Bexar Appraisal District, 2024 Tax Factors and Rates, for the jurisdiction codes (56 Northside ISD, 79 Bexar County ESD No. 2, 21 City of San Antonio). Read 2026-10-01.
• Bexar County Tax Assessor-Collector, 2025 Tax Rates, run September 30, 2025. Read 2026-10-01.
• Texas Public Radio, "Bexar County holds tax rate steady as budget pressures lead to cuts", September 1, 2026. Read 2026-10-01.
• Northside ISD, Tax Rate Data, and Resource Planning (2026-27 boundary maps). Read 2026-10-01.
• KSAT, "Northside ISD voters to decide on tax increase and approximately $886 million in bonds", September 2026. Read 2026-10-01.
• Arcadia Ridge Homeowners Association, Inc., management certificate, Bexar County Clerk document 20220251973, recorded October 21, 2022, from the Texas Real Estate Commission HOA registry. Read 2026-10-01.
• Public Utility Commission of Texas, water CCN, sewer CCN and municipal electric service-area map layers. Read 2026-10-01.
• FEMA, National Flood Hazard Layer, flood hazard zones and FIRM panels. Read 2026-10-01.
• Builder pages: Ashton Woods, Meritage Homes, and Perry Homes 45-foot, 50-foot and 60-foot. Read 2026-10-01.
• Realtor.com, Residential listings database, ZIP-level monthly inventory file, September 2026 row for 78245 (file updated September 30, 2026). Downloaded and read 2026-10-01.
• OpenStreetMap, major roads near the subdivision. Read 2026-10-01.

Where these figures come from

Data provenance and review schedule for this page.

Plats, homes, lots and taxing units	Bexar County parcel layer of appraisal-district roll data, filtered to legal descriptions containing "Arcadia Ridge". Counts, medians and ranges are our arithmetic from those records. Owner names were read only to count company-held lots and are not stored.
Jurisdiction, district, utilities and flood	Bexar County, City of San Antonio, Public Utility Commission of Texas and FEMA map layers, queried at points inside the subdivision. The flood check compares each home parcel's outline with FEMA's mapped flood zones.
HOA	The association's recorded management certificate (October 21, 2022).
Market	Realtor.com ZIP 78245, September 2026, active listings. No closed-sale data is used.
Published	2026-10-02
Data through	2026-09-30 for market figures. All sources read 2026-10-01.
Next review due	2026-11-01 for the market panel and builder prices. 2026-11-15 for 2026 tax rates, after the Northside ISD election. 2027-04-01 for HOA, utility and flood facts.
Corrections	If a figure on this page does not match its source, tell us and we will correct it and update the review date.

Related guides

This page sits under the Alamo Ranch and far west San Antonio guide, part of the San Antonio city guide. If you are comparing several neighborhoods, how to compare San Antonio neighborhoods gives a checklist that works the same way for each. If you are arriving on orders, start with the JBSA-Lackland housing page. Our buyer page explains how we work with buyers.

Ask for an Arcadia Ridge comparison

Send us the sections or houses you are considering. We will pull the parcel record, flood map, taxing units and HOA documents for each one, plus closed resales nearby, with the date we read each.

Velvet Realty Group is brokered by LPT Realty, LLC. Equal Housing Opportunity.