Velvet Realty Group Blog
Boerne vs. New Braunfels: Taxes, Schools, Utilities and Commutes
Boerne sits on I-10 in Kendall County. New Braunfels sits on I-35 and spans Comal and Guadalupe counties. Inside city limits, their 2026 tax rates are within about a dime per $100 of each other. Here are the taxes, utilities, school districts, commutes and current listings for both, with each source and date.
The short version. Inside city limits, the 2026 tax rates are close. A home inside the City of Boerne pays $1.8635 per $100 of taxable value before exemptions. A home inside New Braunfels pays between $1.758328 and $1.802613, depending on its county and school district. The differences that matter more are elsewhere. Boerne is a smaller city on Interstate 10, entirely in Kendall County, and one city department bills electric, water, gas, sewer and trash. New Braunfels is about four times larger by land area, sits on Interstate 35, spans Comal and Guadalupe counties and two school districts, and gets most of its utilities from New Braunfels Utilities. In September 2026, the median Realtor.com list price was $744,950 in ZIP 78006 (Boerne) and $325,000 in ZIP 78130 (New Braunfels). Each fact on this page has its source and the date we read it, October 4, 2026.
This page is for a buyer who has narrowed the search north of San Antonio to these two cities and wants the same facts for both before touring. For more on each city, see our Boerne area guide and New Braunfels area guide. Where we could not confirm something, we say so and tell you where to check.
City limits, ETJ and mailing address: three different things
A mailing address does not tell you which city, county, school district or utility serves a house. Check three things separately:
- City limits. Inside them, the house pays the city tax and gets city services and city permitting.
- ETJ (extraterritorial jurisdiction). This is a band of unincorporated land just outside a city's limits. Inside it, the city can apply some development rules, such as subdivision platting. The house does not pay the city property tax and usually gets county services.
- Mailing address. ZIP codes are mail routes. A "Boerne" or "New Braunfels" address can sit inside the city, in its ETJ, or farther out in the county.
| Boerne | New Braunfels | |
|---|---|---|
| County | Kendall (all of the city) | Comal and Guadalupe |
| Land area | 11.754 square miles | 45.025 square miles |
| Residents (estimate) | 20,518 | 104,643, of whom 80,783 live in Comal County and 23,860 in Guadalupe County |
| Housing units (estimate) | 8,240 | 44,517, of which 35,974 are in Comal County and 8,543 (about 19%) in Guadalupe County |
| Appraisal district | Kendall Appraisal District | Comal Appraisal District or Guadalupe Appraisal District, by county |
| Main highway | Interstate 10 | Interstate 35 |
The quickest way to settle the city question for a specific house is its appraisal account. If a city appears among the taxing units, the house is inside that city's limits. You can check a city's limits and ETJ on Boerne's interactive maps page and New Braunfels's maps and GIS page. In New Braunfels, also check which county the house is in, because the county changes the appraisal district, the county tax and the county offices you deal with.
Property taxes for 2026, line by line
There is no single "Boerne rate" or "New Braunfels rate." A tax bill adds up the rates of every taxing unit that covers the property. Below are the 2026 adopted rates for an address inside each city. They come from the Kendall Appraisal District 2026 adopted rate sheet, the Comal County Tax Office list of 2026 rates for all taxing units, and Guadalupe County's adopted FY 2027 budget. We read all three on October 4, 2026.
| Taxing unit | Boerne (Kendall County, Boerne ISD) | New Braunfels, Comal County, NBISD | New Braunfels, Comal County, Comal ISD | New Braunfels, Guadalupe County, NBISD |
|---|---|---|---|---|
| City | 0.479000 | 0.415613 | 0.415613 | 0.415613 |
| County | 0.373000 | 0.273000 | 0.273000 | 0.349300 (includes 0.0529 lateral road) |
| County lateral road | None listed | 0.032015 | 0.032015 | Included above |
| School district | 1.006500 | 1.037700 | 1.074800 | 1.037700 |
| Groundwater district | 0.005000 (Cow Creek GCD) | None listed | None listed | None listed |
| Total | 1.863500 | 1.758328 | 1.795428 | 1.802613 |
| Per $100,000 of taxable value | $1,863.50 | $1,758.33 | $1,795.43 | $1,802.61 |
Notes on the table:
- Boerne. Kendall Appraisal District publishes the in-city combination (City of Boerne, Kendall County, Boerne ISD and Cow Creek Groundwater Conservation District) as $1.8635. The city rose from $0.4716 in 2025 to $0.479. Kendall County fell from $0.377 to $0.373, and Boerne ISD fell from $1.0109 to $1.0065.
- New Braunfels. The city's 2026 rate is $0.415613, up from $0.408936 in 2025. Guadalupe County's commissioners adopted $0.3493 on September 1, 2026, which includes a $0.0529 lateral road rate. On the Comal County list, the 2026 rates for New Braunfels ISD ($1.0377) and Comal ISD ($1.0748) match their 2025 rates. Check the school line on the actual 2026 bill.
- Exemptions. Kendall Appraisal District's 2026 sheet lists a $140,000 homestead exemption for Boerne ISD, plus a $60,000 exemption for owners 65 or older or disabled. We did not confirm each Comal and Guadalupe unit's local exemptions; the appraisal account for the property shows them.
Outside city limits. No city tax applies, but other districts may. In Kendall County, Kendall Appraisal District lists the combination of county, Boerne ISD and Cow Creek at $1.3845. Kendall County MUD No. 1 brings that to $2.0345, and Miralomas MUD brings it to $2.3845. In unincorporated Comal County, the county, lateral road and Comal ISD add up to $1.379815. Then add the emergency services district (ESD) that covers the parcel. The 2026 Comal list shows seven ESDs, with rates from $0.048438 to $0.100000, plus municipal utility and water improvement districts at up to $0.95. Our New Braunfels city report covers Veramendi and Mayfair, two planned developments with water improvement districts.
Utilities: one city utility in Boerne, NBU plus edge providers in New Braunfels
| Service | Inside Boerne | Inside New Braunfels |
|---|---|---|
| Electric | City of Boerne for most of the city. Some parts of the city limits are served by Bandera Electric Cooperative or Pedernales Electric Cooperative. | New Braunfels Utilities (NBU) for most of the city. Guadalupe Valley Electric Cooperative serves south of County Line Road, and Pedernales Electric Cooperative serves west of the city along FM 306. |
| Water | City of Boerne. It uses its surface water plant at Boerne City Lake and nine wells, and buys treated Canyon Lake water through the Guadalupe-Blanco River Authority. | NBU for most of the city. Crystal Clear (northeast), Springs Hill (SH 46 South toward Seguin), Canyon Lake Water Service (FM 306 west) and Green Valley SUD (southeast) serve edge areas. |
| Wastewater | City of Boerne | NBU for most of the city. The Guadalupe-Blanco River Authority serves south of Klein Road, and Green Valley SUD serves the southeast. Areas without sewer use septic. |
| Natural gas | City of Boerne, which serves almost 4,000 gas customers | CenterPoint Energy serves many areas, but the city says not every part of the city has natural gas. |
| Billing | The city sends one bill for electric, water, reclaimed water, gas, sewer and trash. | Depends on the providers at the address. |
For a specific address, Boerne's utility customer service is at (830) 249-9511. The city's electric page explains that the service area is set by the Public Utility Commission and does not exactly match the city limits. In New Braunfels, the city's utilities page sets the minimum lot size for a septic system at half an acre inside city limits. In Comal County, the minimum is one acre with public water and five acres with a private well. In Guadalupe County, it is one acre. Our New Braunfels utility checklist lists the questions to ask before closing. Outside both cities, water may come from a district, a water supply corporation or a private well, so confirm the provider for the address.
School districts, and how to confirm one for an address
This page covers district boundaries only. It does not rate or rank schools.
- Boerne. On Kendall Appraisal District's combined-rate list, the City of Boerne is paired only with Boerne ISD. Boerne ISD posts elementary, middle and high school boundary maps on its attendance zones page, and asks families to contact the district to confirm addresses near a boundary.
- New Braunfels. Two districts serve the city: New Braunfels ISD and Comal ISD. NBISD has an address search on its zone lookup page. Comal ISD posts attendance zone maps on its schools and information page.
For any address, the school district taxing unit on the appraisal account names the district, and the Texas Education Agency's school district locator gives a second check. Campus assignments can change as new subdivisions open, so confirm the campus with the district before you make an offer.
Commutes: Interstate 10 and Interstate 35 are different trips
We have not timed any drive for this page, so it gives no commute minutes. These are mapped driving distances from each city hall, calculated with OpenStreetMap road data through the OSRM routing service on October 4, 2026:
| Destination | From Boerne City Hall, 447 N. Main St. | From New Braunfels City Hall, 550 Landa St. |
|---|---|---|
| The Alamo, downtown San Antonio | 31.5 miles, mostly I-10 | 31.0 miles, mostly I-35 |
| University Hospital, South Texas Medical Center | 23.6 miles, mostly I-10 | 33.5 miles, I-35 then Loop 410 |
| USAA headquarters, 9800 Fredericksburg Road | 21.6 miles, mostly I-10 | 34.3 miles, I-35 then Loop 410 |
Downtown San Antonio is about the same distance from both city halls. The Medical Center and USAA area on San Antonio's northwest side is 10 to 13 miles closer to Boerne, because I-10 runs straight there, while a New Braunfels driver has to cross the north side on Loop 410. For JBSA-Randolph, northeast of San Antonio, we could not map a route, because the map data we used does not mark the base gates. Randolph is off I-35, but we have not measured that distance. Our JBSA-Randolph housing page covers the base. Test your own commute from the house to your actual destination twice, once at your morning start time and once in the evening, and note the date.
Market panel: September 2026, active listings
These figures come from Realtor.com's ZIP-level inventory data for September 2026, downloaded October 4, 2026. They count active listings, not closed sales. ZIP codes do not follow city limits, so each ZIP includes some homes outside the city.
| ZIP | Active listings | Median list price | Median list price per sq. ft. | Median days on market | Pending listings | Share with a price cut |
|---|---|---|---|---|---|---|
| 78006 (Boerne) | 367 | $744,950 | $271 | 74 | 128 | 21.5% |
| 78015 (Boerne)* | 131 | $611,250 | $218 | 58 | 44 | 25.7% |
| 78130 (New Braunfels) | 777 | $325,000 | $175 | 72 | 249 | 25.8% |
| 78132 (New Braunfels) | 422 | $631,125 | $240 | 81 | 125 | 24.3% |
*Realtor.com marks the September 2026 row for 78015 with its data-quality flag, so read those figures with extra caution.
New Braunfels had more listings for sale: 1,199 across its two ZIPs, compared with 498 across Boerne's. Its range was also wider, from a $325,000 median in 78130 to $631,125 in 78132. Both Boerne ZIPs had medians above $600,000. This page uses no closed-sale prices. For the closed-sale side of the regional market, see our market update, which keeps listing and sold figures separate. The Texas Real Estate Research Center's county pages publish closed sales for Kendall and Comal counties, but its site blocked our automated read on October 4, 2026, so we left those figures out rather than repeat older ones.
What the homes are like
These are American Community Survey 2020-2024 5-year estimates for each city, which the Census Bureau published with margins of error. They describe all housing in each city, not just homes for sale.
| Boerne | New Braunfels | |
|---|---|---|
| Housing units | 8,240 | 44,517 |
| Single-family detached | 5,913 (72%) | 30,456 (68%) |
| Buildings with 20 or more units | 950 (12%) | 5,234 (12%) |
| Mobile homes | 179 | 1,916 |
| Built 2010 or later | 2,960 (36%) | 17,910 (40%) |
| Built 2020 or later | 489 (6%) | 4,047 (9%) |
| Built before 1980 | 1,217 (15%) | 8,827 (20%) |
| Median year built | 2006 | 2006 |
| Owner-occupied homes | 4,871 of 7,548 occupied (65%) | 26,765 of 40,991 occupied (65%) |
| Median owner-estimated home value | $457,900 | $339,400 |
Both cities have a median home built in 2006, and both have a similar share of single-family detached homes. New Braunfels has a slightly larger share built since 2020. The home-value line is what owners estimated in the survey, not a sale price. We have not documented typical lot sizes for either city, or the share of current listings that are new construction. To check a lot, look at the property's appraisal account and recorded plat.
Flood, creeks and the Edwards Aquifer
- Flood maps, both cities. Search the address on FEMA's Flood Map Service Center, then get an insurance quote before the option period ends. Boerne's interactive maps page includes a feature map with floodplain layers and a low water crossing map. Cibolo Creek runs through Boerne. New Braunfels has a floodplain management page, and the Comal and Guadalupe rivers run through the city.
- Edwards Aquifer. TCEQ's Edwards Aquifer Protection Program covers Comal, Bexar, Hays, Kinney, Medina, Travis, Uvalde and Williamson counties. Kendall and Guadalupe are not on that list. In Comal County, construction on land over the regulated zones can need a TCEQ-approved plan. That matters most if you plan to build, add a pool, or expand. Ask the seller or builder whether the lot is in a regulated zone and whether an approved plan is on file.
We have not measured how many homes in either city sit in a mapped flood zone. Check each address on FEMA's map.
HOAs and real dues
Many newer subdivisions in both areas have a property owners' association, and some older streets have none. We have not compiled a list of HOAs or their dues for either city. To get the real figure for a house, ask for the association's resale certificate. Texas Property Code chapter 207 requires the association to provide it on request. It shows the regular assessment, any special assessments, transfer fees and unpaid amounts. Then compare that with the association's current budget. Our Boerne and Fair Oaks Ranch HOA dues guide walks through it. The same steps work in New Braunfels.
A short way to decide between two addresses
Pick one house in each city and pull the same records for both:
- Appraisal account. Taxing units (city or not, county, school district, ESD, MUD or WID), exemptions, and the 2026 values.
- Tax estimate. Taxable value times the total of those rates, from the 2026 sources above.
- Utilities. Electric, water, sewer or septic, and gas provider, confirmed with the provider.
- School district and campus, confirmed with the district.
- Flood. FEMA zone and an insurance quote. In Comal County, also the Edwards Aquifer zone if you plan to build or add on.
- HOA. Resale certificate and budget.
- Commute. Two timed drives at your real start times.
- Market. Active listings near each house compared with recent closed sales, kept separate.
If you send us the two addresses, we will pull these records for both and put them side by side.
What we have not documented yet
We have not confirmed these, and we have not guessed: typical lot sizes in either city; the share of current listings that are new construction; any timed drive, including to JBSA-Randolph; how many homes in either city sit in a FEMA flood zone; HOA names and dues; closed-sale prices or counts for either city; local exemptions for each Comal and Guadalupe taxing unit; the 2026 school rates as finally billed in New Braunfels; and campus assignment for any specific address.
Questions about Boerne and New Braunfels
Are property taxes higher in Boerne or New Braunfels?
Inside city limits for 2026, Boerne's combined rate is $1.8635 per $100 of taxable value. New Braunfels ranges from $1.758328 to $1.802613, depending on the county and school district. So the in-city rate is slightly lower in New Braunfels. The bill also depends on the taxable value and exemptions, and outside city limits the MUDs, WIDs and ESDs can change the comparison.
Is all of New Braunfels in Comal County?
No. New Braunfels spans Comal and Guadalupe counties. Census estimates for 2020 to 2024 put about 19% of the city's housing units, 8,543 of 44,517, in Guadalupe County. The county decides which appraisal district and county tax apply.
Does a Boerne address mean the house is in the City of Boerne?
No. Boerne mailing addresses extend into the city's ETJ and unincorporated Kendall County. If the City of Boerne appears among the taxing units on the appraisal account, the house is inside city limits.
Which school districts serve Boerne and New Braunfels?
Boerne ISD serves the City of Boerne. New Braunfels is split between New Braunfels ISD and Comal ISD. Confirm the district and campus for a specific address with the district.
Which city is closer to San Antonio?
Both city halls are about 31 miles from downtown San Antonio by road. Boerne is 10 to 13 miles closer to the Medical Center and USAA area on the northwest side, because it is on I-10.
Sources
- Kendall Appraisal District, 2026 adopted tax rates and exemptions and 2025 tax rates. Read 2026-10-04.
- Comal County Tax Office, 2026 tax rates for all taxing units. Read 2026-10-04.
- Guadalupe County, FY 2027 adopted budget (2026 tax rate). Read 2026-10-04.
- City of Boerne, water and wastewater, electric, gas, utility service questions and interactive maps. Read 2026-10-04.
- City of New Braunfels, utilities, maps and GIS and floodplain management. Read 2026-10-04.
- Boerne ISD attendance zones, New Braunfels ISD zone lookup, Comal ISD schools and information, and the Texas Education Agency school district locator. Read 2026-10-04.
- U.S. Census Bureau, 2024 Gazetteer place file and American Community Survey 2020-2024 5-year summary file, including the city-by-county rows. Read 2026-10-04.
- Realtor.com, residential listings data, ZIP inventory core metrics for September 2026. Downloaded 2026-10-04.
- FEMA Flood Map Service Center and TCEQ Edwards Aquifer Protection Program. Read 2026-10-04.
- U.S. Census Bureau Geocoder and OpenStreetMap road data via the OSRM routing service, for the mapped driving distances. Calculated 2026-10-04.
Where these figures come from
| Tax rates | Adopted 2026 rates as published by Kendall Appraisal District, the Comal County Tax Office and Guadalupe County. The in-city totals for New Braunfels are our sums of the listed units. Boerne's total is Kendall Appraisal District's own combined figure. |
|---|---|
| Housing and population | American Community Survey 2020-2024 5-year estimates for Boerne city and New Braunfels city, including the Census rows that split New Braunfels by county. Percentages are our arithmetic. |
| Market | Realtor.com ZIP 78006, 78015, 78130 and 78132, September 2026, active listings. No closed-sale data is used. |
| Distances | Mapped route distances from each city hall. No drive was timed. |
| Published | 2026-10-05 |
| Data through | 2026-09-30 for market figures. All sources read 2026-10-04. |
| Next review | When 2026 tax bills are issued or new Realtor.com monthly data is published, whichever comes first. |
This article is general information, not legal, tax, or financial advice. Tax rates, district boundaries and utility service areas change; confirm them for a specific property with the taxing unit, the school district, the utility provider and the appraisal district.
Velvet Realty Group is brokered by LPT Realty, LLC. Equal Housing Opportunity.
Send us the two addresses you are choosing between.
We will pull the taxing units, school district, utility providers, flood map and HOA records for both and put them side by side.