Esperanza in Boerne: District, 2026 Taxes, Schools, HOA and Amenities

The short version. Esperanza is a master-planned community about 2.5 miles east of downtown Boerne, off State Highway 46 in Kendall County. It sits outside Boerne's city limits, in the city's extraterritorial jurisdiction. Its water and sewer come from the City of Boerne through a special district, Kendall County Water Control and Improvement District No. 2A or No. 2B depending on the section, and that district adds its own property tax. The addresses we checked are zoned to Herff Elementary, Boerne Middle School North and Boerne High School. One master homeowners association runs the shared amenities. Regency at Esperanza, the 55-and-older section, also has its own association and clubhouse. Everything below was read on October 13, 2026, from the record that sets each fact.

This guide is for a buyer who has Esperanza on a shortlist and wants the ownership facts before writing an offer. It does not rank the community or its schools. For the wider area, see our Boerne area guide.

Esperanza at a glance

Esperanza ownership facts, checked October 13, 2026. Sources are in each section below.

County and ZIP Code	Kendall County; Boerne, TX 78006
City status	Outside Boerne city limits, in Boerne's extraterritorial jurisdiction (ETJ)
Water and sewer	City of Boerne systems, through Kendall County WCID No. 2A or No. 2B (by section)
Taxing units on sample parcels	Kendall County, Boerne ISD, Cow Creek Groundwater Conservation District, plus the WCID
Schools for addresses checked	Dr. Ferdinand L. Herff Elementary, Boerne Middle School North, Boerne High School
Homeowners association	Esperanza Community Association, Inc., managed by Goodwin & Company; Regency at Esperanza AQ Community, Inc. for the 55+ section
Developer	The Lookout Group

City limits or ETJ: who governs an Esperanza lot

An ETJ, or extraterritorial jurisdiction, is the unincorporated area just outside a city's limits where the city still applies some development rules. Esperanza is in Boerne's ETJ. WCID No. 2A's September 2025 bond official statement says the district is "located wholly within the extra-territorial jurisdiction" of the City of Boerne. The City's 2024 ETJ map shades the Esperanza streets as ETJ, not city limits.

Two agreements with the City shape what that means day to day. Both are summarized in the same official statement:

• Sales tax only. A 2008 strategic partnership agreement annexed the area "for the sole and exclusive purpose of imposing and collecting sales and use taxes." The statement adds that "the City is not required to provide any municipal services to Esperanza." Full annexation of WCID No. 2A is not expected before March 6, 2035, unless conditions in the agreement are met first.
• Development agreement. The 2008 agreement, last amended in February 2023, gives the City authority over subdivision platting and over the inspection of public water, sewer, drainage and road infrastructure. It says the district "shall provide, or cause to be provided, police services," that "fire service shall be provided by the City," and that "EMS service shall be provided by Kendall County."

What we did not confirm. We did not confirm which agency actually patrols Esperanza today, which office issues building permits for a house there, or a City statement on whether ETJ residents vote in city elections. Since Esperanza is outside city limits, ask the City of Boerne Planning Department and the Kendall County Sheriff's Office for the current arrangement before you rely on it.

Fire Station No. 2 on Esperanza Boulevard

The City's capital improvement plan page lists Fire Station No. 2 on Esperanza Boulevard in the "planning and design stage," with $8 million in the FY 2025-2026 budget, on land donated by the developer. The City's $19,990,000 Series 2026 certificates of obligation fund projects that include "a new fire station" (official statement, dated September 8, 2026). The state accessibility registration for the project (TDLR TABS2026027070) lists a 22,057-square-foot station with an estimated start of October 1, 2026 and an estimated completion of August 31, 2027. Those are filing estimates. The City had not announced an opening date when we checked.

Water and sewer: WCID No. 2A or No. 2B, not WCID No. 3

A water control and improvement district, or WCID, is a local government that can borrow and levy a property tax to build water, sewer, drainage and, in some cases, road systems. Esperanza's systems were financed this way, and the City of Boerne owns and operates them.

• Three districts serve Esperanza. WCID No. 2A's official statement says the service area "currently consists of three (3) districts": WCID No. 2, WCID No. 2A and WCID No. 2B. WCID No. 2 acts as the master district.
• Which sections fall in which district. The same document puts Esperanza's first through sixth and ninth planning units in WCID No. 2A, and the seventh, eighth and tenth in WCID No. 2B. It names planning units, not village names, so check the district on the parcel record (see the checklist below).
• State records agree. The TCEQ water district database lists WCID No. 2 (created 2007), No. 2A (2009) and No. 2B (created by division in July 2023) as active. A 2021 engineering letter filed with the Public Utility Commission (PUC Docket 52299) is headed "No. 2A (aka Esperanza)" and says the systems "are owned and operated by the City of Boerne."
• A label that is out of date. The City's water and wastewater page says it serves "WCID #3 (Esperanza)." TCEQ lists Kendall County WCID No. 3 as dissolved in February 2020, and no record we found ties it to Esperanza. Our own Boerne area guide repeated the WCID No. 3 label, and we are correcting it.

Water and sewer rates. Under the development agreement, customers in the district pay the City's water and sewer rates for customers outside city limits. Look up the current outside-city rate on the City's utility billing pages before you budget.

The seller's district notice. Texas Water Code section 49.452 requires a person selling property in a district like this to give the buyer a written notice about the district. Read it for the district's name and its tax rate.

The 2026 tax stack for an Esperanza home

Property tax in Texas is the sum of every taxing unit on the parcel. Rates are quoted per $100 of taxable value. For an Esperanza home in WCID No. 2A, the stack has four units:

Taxing units on a WCID No. 2A parcel in Esperanza. Rates per $100 of taxable value.

Taxing unit	Rate	Year and source
Kendall County	0.373	2026 adopted, Kendall Appraisal District
Boerne ISD	1.0065	2026 adopted, Kendall Appraisal District
Cow Creek Groundwater Conservation District	0.005	2026 adopted, Kendall Appraisal District
Kendall County WCID No. 2A	0.95	2025, Texas Comptroller; 2026 rate not yet published
Total	2.3345	2026 county, school and groundwater rates plus the district's 2025 rate

The county, school and groundwater rates come from Kendall Appraisal District's 2026 Adopted Tax Rates sheet. That sheet does not list the WCID, because a private firm, Utility Tax Service, LLC, collects the district's tax rather than the county. The district's rate comes from the Texas Comptroller's 2025 special district rates file: 0.06 for maintenance and operations plus 0.89 for debt service, 0.95 in all. WCID No. 2B's 2025 total was also 0.95. The official statement shows WCID No. 2A at 0.95 every year from 2020 through 2025. We did not find a 2026 district rate, so the total above mixes years and will change when it is adopted.

Exemptions change the bill. Kendall Appraisal District's sheet shows a $140,000 homestead exemption for Boerne ISD, with an additional $60,000 for homeowners 65 and older or disabled. It shows no general homestead exemption for Kendall County. The WCID's exemptions are not on that sheet; ask the district's tax collector. Your own bill depends on your appraised value and the exemptions you qualify for. Our Texas property tax guide explains how they work, and our Boerne and New Braunfels comparison covers the in-city stack.

School assignment: check by address

Esperanza is in Boerne ISD. We ran four Esperanza addresses through the district's address lookup, linked from its enrollment page: 222 Navarro, 103 Miraval, 104 Alonzo and 604 Esperanza Boulevard. Each returned the same three campuses:

• Dr. Ferdinand L. Herff Elementary, 604 Esperanza Boulevard
• Boerne Middle School North, 240 W. Johns Road
• Boerne High School, 1 Greyhound Lane

The district's 2025-26 attendance-zone maps (elementary, middle, high school) agree for the established streets. The district's high school choice page says incoming ninth graders may choose Boerne High School or Champion High School, and that a student who chooses the campus outside the zone needs their own transportation. Its transfer page says Boerne Middle School North is closed to new transfer applications for 2026-27.

We did not confirm assignments for the newest sections, which may not appear on the 2025-26 maps. Enter the exact address in the district's lookup, or call Boerne ISD at (830) 357-2011. Zones can change. For campus performance, read the state's own report cards at TXschools.gov.

The HOA: who runs it and what it costs

The master association is the Esperanza Community Association, Inc.. Its FAQ says Goodwin & Company is the management company (830-336-4575). Each section, which the association calls a village, has its own recorded rules on the association's village rules page.

• Assessments. Dues are billed quarterly, due January 1, April 1, July 1 and October 1. The association does not publish the amount online; the FAQ says it mails a letter with the amount and provides the approved budget on request. The FAQ also says current assessments "do not cover all the costs," so "developer funding for the shortfall deficit will be needed" until they can. The recorded rules for the newest villages (section 5.04) let the assessment rise "by up to 15 percent per year" without an owner vote.
• Fees at sale. The rules let the board set a transfer fee and levy a working capital assessment. Neither amount is published. The Regency declaration for its Condessa 2G village sets a transfer fee of "not less than $100."
• Other published fees. Architectural review costs $150 per request.

The resale certificate gives you the numbers. Texas Property Code section 207.003 lets a buyer request the association's documents and a resale certificate in writing. The association must deliver them within 10 business days. The certificate must state the regular assessment, any approved special assessment, reserves, the current budget and balance sheet, and "a statement of all fees associated with the transfer of ownership." The fee for the package is capped at $375. Goodwin's site links its "Order Resale Certificate" button to the Community Archives ordering portal. Order it early enough to read it before your option period ends. For the general process, see our HOA dues verification guide.

Regency at Esperanza: a second association

Regency at Esperanza is a section built by Toll Brothers and operated as housing for older persons. Its supplemental declaration creates a sub-association, Regency at Esperanza AQ Community, Inc. It requires that at least 80 percent of occupied lots have an occupant 55 or older, and sets other occupancy rules. Regency owners belong to both associations. We did not find Regency's own assessment amount or its management company published online; the resale certificate for a Regency home should show both associations' charges.

Which amenities each section can use

Amenity access by section, from the developer's and association's own pages, checked October 13, 2026.

Amenity	Who can use it	Status
The Club: resort pool, lazy river, splash pad, 24-hour fitness center, community room	All Esperanza residents, with a gate fob	Open. Pools run 10 a.m. to 8:30 p.m. daily except Wednesdays, Memorial Day weekend through Labor Day weekend
Pickleball courts (three, next to The Club)	All residents	Open. The association calendar lists open play on Wednesdays, 8 to 10 a.m., in October 2026
Roca Loca Lawn, Roca Loca Beach (sand volleyball), Roca Loca Forest (nature playground), Rover Oaks Bark Parque (dog park), trails	All residents	Open; the association calendar lists October events at these spaces
The Hacienda: pool, fitness center, pickleball, bocce	Regency at Esperanza residents only	Open
Reunión Parque, town center	Not stated	Planned; the developer lists them as "when completed"

Sources: the developer's Club, pickleball, amenities and Regency pages, and the association's FAQ and event calendar. Regency residents can also use the master amenities. Guests are limited to five per household per day at The Club. The developer's home page still described the pickleball courts as future when we checked; its pickleball page and the association's calendar show them open.

Builders and homes

The developer is The Lookout Group. Its builder page listed six builders on October 13, 2026, and each builder's own Esperanza page was live that day:

• Chesmar Homes, model homes on Navarro
• Drees Custom Homes, separate 70-foot and 80- to 90-foot lot sections
• Highland Homes, whose page showed four homes "coming soon"
• Perry Homes, 50-, 60- and 80-foot lot sections
• Scott Felder Homes, marked "Now Selling!"
• Toll Brothers, the builder for Regency at Esperanza, which its page says "will feature 500+ single-level homes"

This is the developer's current list, not a history of every builder that has worked in Esperanza. We have not quoted prices, because none of the builder pages is dated. For how we work with buyers on builder sales, see new construction.

Location, access and flood maps

The official statement places Esperanza about 2.5 miles east of downtown Boerne. It says access is "from State Highway 46, which connects to Interstate 10 on the west and US Highway 281 on the east," and that SH 46 provides access to Esperanza Boulevard. We have not published a timed commute from Esperanza; drive your own route at the hour you would travel.

We make no flood-zone claim for any Esperanza lot. Check the address on FEMA's Flood Map Service Center, then ask both the City of Boerne floodplain administrator and the Kendall County Engineer's Office which of them reviews that lot. Our guide to private systems and flood maps explains what a zone label does and does not tell you.

The Boerne ZIP Code market, September 2026

Realtor.com publishes listing data by ZIP Code, not by subdivision. ZIP Code 78006 covers all of Esperanza and much more of the Boerne area, so treat these as context for the wider market, not Esperanza prices.

ZIP Code 78006, active listings, September 2026. Realtor.com Economic Research, Inventory Core Metrics by ZIP (file updated September 30, 2026). Data through September 2026; retrieved October 13, 2026.

Median asking price	$744,950, up 6.7 percent from September 2025
Active listings	367
Pending listings	128
Median days on market	74
Median listing size and asking price per square foot	2,850 square feet; $271

These are asking prices on active listings, not sale prices, and they include builder inventory. For recent closed sales in Esperanza itself, ask us for a dated brief from the MLS. The San Antonio market update covers the wider region.

Before you make an offer in Esperanza

1. Find the district on the parcel. Look up the property at Kendall Appraisal District. Read the seller's district notice for the WCID name (No. 2A or No. 2B) and its rate.
2. Total the tax units. Add the county, Boerne ISD, Cow Creek and district rates, then apply the exemptions you qualify for. Check whether the district has adopted its 2026 rate.
3. Order the resale certificate. Read the assessment, any special assessment, the transfer and working capital fees, and the reserves. For a Regency home, confirm both associations' charges.
4. Confirm the schools. Enter the exact address in Boerne ISD's lookup, especially in the newest villages.
5. Confirm amenity rights. Read the village's recorded rules for which facilities its owners can use.
6. Check the flood map for the address, and ask which office reviews floodplain permits for the lot.
7. Price the utilities at the City's outside-city water and sewer rates.

If you are relocating, including on military orders to Joint Base San Antonio, our relocation and military pages explain how we run a remote search. To start a shortlist, see buying with Velvet Realty Group.

Questions buyers ask

Is Esperanza inside Boerne city limits?

No. Esperanza is in the City of Boerne's extraterritorial jurisdiction, per WCID No. 2A's 2025 bond official statement and the City's 2024 ETJ map. It was annexed only for sales tax, and full annexation of WCID No. 2A is not expected before March 6, 2035.

Which water district serves Esperanza?

Kendall County WCID No. 2A or No. 2B, depending on the section, with WCID No. 2 as the master district. The City of Boerne owns and operates the water and sewer systems. Kendall County WCID No. 3, which a City web page names, was dissolved in 2020, according to TCEQ records.

What is the property tax rate in Esperanza?

For a WCID No. 2A home, the 2026 county, Boerne ISD and Cow Creek rates total 1.3845 per $100 of value. The district added 0.95 in 2025, for 2.3345 combined. The district's 2026 rate was not yet published on October 13, 2026.

What schools serve Esperanza?

The addresses we checked on October 13, 2026 are zoned to Herff Elementary, Boerne Middle School North and Boerne High School. Confirm any address with Boerne ISD's lookup tool.

How much are Esperanza HOA dues?

The association bills quarterly but does not publish the amount online. Request the resale certificate under Texas Property Code section 207.003; it must state the regular assessment and every transfer fee.

Can every Esperanza resident use The Hacienda?

No. The Hacienda is for Regency at Esperanza residents. The Club, the pickleball courts, the Roca Loca spaces, the dog park and the trails are for all residents, and Regency residents can use them too.

Sources

• Kendall County WCID No. 2A, $6,880,000 Unlimited Tax Bonds, Series 2025, official statement dated September 16, 2025 (location, ETJ status, districts, agreements, tax history). Read 2026-10-13.
• Kendall Appraisal District, 2026 Adopted Tax Rates and property search. Texas Comptroller, 2025 special district rates and levies. Read 2026-10-13.
• TCEQ water district database, records for Kendall County WCID Nos. 2, 2A, 2B and 3. PUC Docket 52299 filing (2021). Texas Water Code section 49.452. Read 2026-10-13.
• City of Boerne: water and wastewater, ETJ map, capital improvement plan, Series 2026 certificates of obligation official statement, floodplain management. TDLR project TABS2026027070. Read 2026-10-13.
• Boerne ISD address lookup, 2025-26 attendance-zone pages, high school choice and transfer pages. Read 2026-10-13.
• Esperanza Community Association website, FAQ, event calendar, village rules and Regency supplemental declaration; Goodwin & Company website. Read 2026-10-13.
• Developer site myesperanza.com and the six builders' own Esperanza pages. Read 2026-10-13.
• Texas Property Code chapter 207. FEMA Flood Map Service Center; Kendall County floodplain page. Read 2026-10-13.
• Realtor.com Economic Research, Inventory Core Metrics by ZIP, file updated 2026-09-30. Retrieved 2026-10-13.

Where these facts come from

Evidence notes and review schedule for this page.

Boundary	Esperanza here means the master-planned community governed by the Esperanza Community Association and served by Kendall County WCID Nos. 2, 2A and 2B, as described in the district's 2025 official statement.
Records	District, City, state, appraisal district, school district, association and builder sources, each read on 2026-10-13.
Not yet documented	WCID No. 2A's and No. 2B's 2026 tax rates; which village names fall in which district; the master and Regency assessment amounts, transfer fee and working capital fee; the current police provider and building-permit office; a City statement on ETJ voting; school assignments in the newest villages; a City opening date for Fire Station No. 2.
Published	2026-10-14
Sources read	2026-10-13
Next review	By 2026-11-13 for the listing data (30 days), by 2027-01-11 for school assignments (90 days), and sooner when WCID No. 2A adopts its 2026 rate.

This article is general information, not legal, tax or survey advice. Districts, rates, school zones and association charges change. Confirm them for a specific property with the appraisal district, the district's tax collector, Boerne ISD, the association and, if needed, a Texas attorney.

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