Marion sits between the northeast San Antonio corridor and Seguin, with ETJ and county properties extending beyond the incorporated city.
Deep Area Guide
Marion is small, but the property details are not.
City limits, ETJ subdivisions, MUDs, utilities, septic, drainage, and FM 78 access can change the decision from one parcel to the next.
Start With The Boundary
Marion needs a different kind of neighborhood guide.
Marion does not have the same volume of long-established named neighborhoods as San Antonio or New Braunfels. A useful guide should not invent them. The better structure is city core, FM 78 corridor, active ETJ subdivision plans, and rural edges, with clear explanations of taxes, utilities, drainage, and development status.
The route depends on whether the destination is Randolph, Schertz and Cibolo, Seguin, New Braunfels, or central San Antonio.
Confirm City of Marion limits, Marion ISD, MUD, water and wastewater service, septic, county permitting, and floodplain for every parcel.
City To Neighborhood
Neighborhoods and communities to compare
These chapters use verified city and subdivision records. Stetson Ridge and Holman Road are discussed as ETJ plans, not as completed city neighborhoods or guaranteed future homes.
Incorporated Marion
Marion City Core
Established homes and local services around FM 78, Marion Road, schools, and the historic rail-town street pattern. Housing condition and utility-line age vary by property.
Check before offering: City tax status, water and wastewater connection, private service-line condition, foundation and drainage, permits, and rail or highway noise.
City and Edge
FM 78 Corridor
The primary east-west route connects Marion with Cibolo, Schertz, Randolph, and Seguin. Homes and land along the corridor can differ in access, city limits, utilities, and future development pressure.
Check before offering: Driveway access, noise, turn safety, city versus county permitting, utility availability, and floodplain or drainage.
Marion ETJ Concept Plan
Stetson Ridge
An official concept plan describes a 212-home, multi-phase project near Stagecoach Road and FM 465 with about 11.18 acres of open space and an HOA-maintained stormwater detention area. The plan labels completion dates as estimates.
Check before offering: Current plat and construction status, MUD or tax entities, utilities, school assignment, HOA documents, drainage design, and which phase contains the lot.
November 2020 ETJ Concept
Holman Road and the Western ETJ
An official concept record for a 46-acre Holman Road tract shows why ETJ diligence matters: city water, septic, GVEC electric, Marion ISD, and mapped floodplain can all apply outside city limits.
Check before offering: Whether the older concept remains active, current plat status, one-acre septic requirements, floodplain, city-water capacity, and county permits.
Parcel Check Required
Marion Oaks, Park Place, and Special-District Areas
Guadalupe Appraisal District lists Marion Oaks MUD, Park Place MUD, and other emerging districts with separate rates. A district name on the tax account matters more than a broad community label.
Check before offering: Exact MUD map, adopted rate, bond obligations, utility provider, buildout, HOA, road completion, and city-limit status.
Unincorporated Guadalupe County
FM 465, Santa Clara Road, and Rural Edges
Acreage and rural-residential choices can offer space while shifting more responsibility to the owner for septic, water, access, outbuildings, and land maintenance.
Check before offering: Well or water provider, septic permit, easements, agricultural valuation, floodplain, road maintenance, GVEC service, internet, and emergency response.
Ownership Costs
Property-tax components, not a made-up single rate
Marion's city and school rates are published alongside county, road, and special-district rates. New development can carry a MUD that materially changes the total.
| Taxing unit | 2025 rate | Where it applies | Source |
|---|---|---|---|
| City of Marion | $0.421600 | Properties inside City of Marion limits | GAD unofficial rate summary |
| Guadalupe County | $0.278400 | Guadalupe County parcels | GAD unofficial rate summary |
| Guadalupe County lateral road | $0.052000 | Applicable county parcels | GAD unofficial rate summary |
| Marion ISD | $1.119900 | Parcels assigned to Marion ISD | GAD unofficial rate summary |
| Marion Oaks MUD | $1.000000 | Only parcels inside Marion Oaks MUD | GAD unofficial rate summary |
| Park Place MUD | $1.200000 | Only parcels inside Park Place MUD | GAD unofficial rate summary |
| Other emerging Guadalupe County MUD examples | $0.850000 to $0.950000 | Only the district mapped to the parcel | GAD unofficial rate summary |
What Is Changing
Projects and city updates worth watching
These are confirmed through primary public sources. Proposed items are labeled differently from funded or active construction.
New city water rates
The city adopted a $35.85 residential base rate plus tiered usage charges beginning at $5.19 per 1,000 gallons for the first usage tier.
Why this matters: Utility cost belongs in the monthly-payment comparison. Confirm whether the property is a direct city customer, what wastewater charges apply, and whether the meter or service requires additional fees.
City Ordinance 01-2026Stetson Ridge ETJ plan
The August 2023 city file shows a 212-dwelling concept near Stagecoach Road and FM 465 with phased infrastructure estimates, open space, and required stormwater detention. Current plat and construction status have not been independently verified.
Why this matters: This is meaningful evidence of planned growth, not proof that every phase or home is complete. Verify recorded plats, bonds, utilities, MUD status, and current construction before making a decision.
August 2023 concept planComprehensive-plan and development review work
The approved operating budget describes engineering services for comprehensive-plan updates and review of development and site plans.
Why this matters: The city is preparing for development decisions, but a budget line is not a specific project approval. Buyers should still use current agendas, plats, and permits for the land around a home.
Approved city budgetI-10 widening east of Marion routes
TxDOT is widening I-10 between FM 464 and SH 130, a regional corridor used for Seguin and San Antonio access from the Marion area.
Why this matters: This project does not run through Marion, but it can affect regional commute choices and Seguin access. Evaluate the actual FM 78, SH 130, I-10, or I-35 route you will use.
TxDOT widening pageBefore You Offer
Utilities, roads, schools, water, and property risk
The same city name can hide very different ownership costs and daily routines. These checks belong in the property-level review.
City water and wastewater
Marion operates water and wastewater functions, but service territory and connection status must be confirmed. Review current rates, meter information, private service lines, and any impact or connection fees.
2026 city water-rate ordinanceETJ septic
Official Marion ETJ plans show that city water and septic can exist together. Confirm the county-approved system, lot-size requirements, maintenance records, reserve area, and ability to support additions.
Flood and drainage
Some ETJ tracts include mapped 1 percent annual-chance floodplain, and Stetson Ridge requires detention. Review FEMA mapping, lot grading, culverts, access during storms, and who maintains drainage areas.
Holman Road concept recordElectric and communications
Official concept records identify GVEC and AT&T in parts of the ETJ, but providers and broadband availability should be confirmed for the exact address before relying on a coverage map.
Schools
Marion ISD serves the core area, but verify the official district and campus for the property. District boundaries do not necessarily follow city or ETJ boundaries.
Texas school locatorConcept plan versus final plat
A concept plan shows intended layout and phasing. It does not guarantee final lots, delivery dates, amenities, tax districts, or permits. Request the latest recorded plat and current builder or city documents.
Source Desk
Official links behind this guide
Use these sources to confirm a specific parcel. Project schedules, district boundaries, tax rates, and utility territories can change after this page is reviewed.
Taxes and city budget
Development and infrastructure
Utilities and regional access
Common Questions
Marion area guide FAQs
What is the Marion, Texas property-tax rate?
There is no single total. The 2025 city component is $0.4216 per $100 inside city limits, with county, lateral-road, Marion ISD, MUD, taxable-value, and exemption differences by parcel.
Is Stetson Ridge inside Marion city limits?
The official concept plan labels Stetson Ridge as being in the Marion ETJ. Verify current annexation, plats, MUD, utilities, and phase status for a specific property.
Does a Marion ETJ home have city sewer?
Not necessarily. Official plans show combinations such as city water with septic. Confirm both water and wastewater service, permits, fees, and private-system records by address.
Why does Marion have fewer named neighborhood chapters?
Marion is smaller and has fewer verified, established named subdivisions. This guide uses city core, corridors, active concept plans, and rural edges rather than inventing thin neighborhood pages.
How current is this guide?
The research was reviewed July 11, 2026. Tax figures use adopted 2025 rates. Concept plans and project dates are not guarantees and should be checked again.
Make The Comparison Real
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