Anaqua Springs Ranch
Anaqua Springs Ranch has a Boerne 78006 mailing address but sits in Bexar County and Northside ISD — not Boerne ISD. Bexar records show 220 parcels, a median lot near 1.69 acres and a median appraised value around $1,507,000. A 24-hour staffed gate, SAWS water, and private septic on every lot.
Anaqua Springs Ranch is a guard-gated luxury acreage community off the Toutant Beauregard and Scenic Loop corridor, southwest of Boerne. Streets include Anaqua Springs, Anaqua Point, Caliza Bluff, Caliza Crest, Caliza Cove, Caliza Terrace, Carrizo, Cat Springs, Creekside Cove and Miranda Ridge. It is one of the highest-value communities in the Boerne search area, and it has a fact attached to it that most published descriptions get wrong.
The school district — this is not Boerne ISD
Anaqua Springs Ranch is in Northside ISD, not Boerne ISD.
We verified this three ways:
- Bexar County's own school district GIS layer returns Northside ISD for this location.
- Boerne ISD's own InfoFinder address lookup returns no assignment for points inside the community. We probed nine separate parcels spread from the north end to the south end of the subdivision. Every one came back outside Boerne ISD.
- The community's own website states Northside ISD.
This matters enormously. A buyer moving to the Boerne area specifically for Boerne ISD, who sees "Boerne, TX 78006" on a listing and assumes the schools follow, would be wrong — and would not find out until enrollment. Northside ISD is a fine district; it is simply a different one, with different campuses, different boundaries and a different calendar.
Verify the specific campus assignment with Northside ISD directly. We are not going to name campuses we have not confirmed for this address.
The county fact
Anaqua Springs Ranch carries a Boerne, TX 78006 mailing address and is in Bexar County, not Kendall County and not the City of Boerne.
The HOA's management certificate is captioned for Bexar County and was executed and notarized there (Bexar County Document No. 20220004772, filed January 7, 2022). Bexar County's parcel records carry all 220 parcels, with 151 of them showing a 78006 situs zip (Bexar County parcel GIS, retrieved September 2026).
Consequence: Bexar County tax rates, Bexar County services, no City of Boerne taxes or services.
The numbers
Bexar County parcel records show 220 parcels, with a median lot of about 1.69 acres and a median total appraised value near $1,507,000 (10th percentile around $960,000, 90th around $2,400,000). The median year built is 2013, with construction running from 2005 through 2024.
The community's own materials describe nearly 920 acres, with lots averaging one to three acres and some estate lots up to five.
Appraisal-district values, not asking prices. Anaqua Springs is, by appraised value, the second most expensive community in this guide after Champee Springs Ranches — and unlike Champee, the value here is in the houses rather than the land.
HOA — with the actual numbers
The HOA is mandatory. The association is Anaqua Springs Ranch Homeowners Association, Inc., managed by FirstService Residential San Antonio.
This is one of the few communities in this guide where the recurring costs are published. Per the community's own website:
- Annual HOA dues: approximately $1,165 per year
- Gate Sentry fee: approximately $1,060 per year, separate from dues, funding the 24-hour staffed gate
That second line is the one to note. Budget both. A staffed guard gate is expensive to run and it is billed separately here.
From the filed management certificate, the closing-table charges are a $375 resale disclosure package fee and a $275 homeowner setup and unit transfer fee, collected from the buyer at closing.
Because the dues figures come from the community's own site rather than a filed document, confirm both with FirstService Residential before your option period ends.
Utilities — municipal water, private septic
An unusual combination, and the community documents it clearly:
- Water: SAWS (San Antonio Water System)
- Electric: CPS Energy
- Internet, phone and cable: GVTC
- Sewer: private septic, homeowner-provided and maintained
So you have full municipal water on a one-to-five acre lot, but every home is on its own on-site septic system. That is genuinely uncommon and it is worth understanding: you get reliable water without a well, but you own the wastewater problem. Get the septic permit, system type, and service history, and budget for an aerobic maintenance contract if that is what is installed.
Amenities and gating
24-hour guard-staffed gate — not an automated keypad, an actual staffed entrance. Tree-lined private roads. A five-acre community park with a pavilion, a covered playground, a full-size basketball court, and walking and biking trails.
The developer is identified on the community's own site as Dreico Investments Inc.
Location and commute
Off the Toutant Beauregard and Scenic Loop corridor. The community describes itself as roughly ten miles southwest of Boerne and about 26 miles north of downtown San Antonio. Practically, you are closer to the far northwest San Antonio amenities along I-10 than to downtown Boerne.
Who it suits
It suits a buyer who wants an estate home on one to five acres with a manned gate, municipal water, and quick access to northwest San Antonio. It suits people who value security and privacy and are not buying for Boerne ISD.
It does not suit a family relocating specifically for Boerne ISD schools — this is Northside ISD, full stop. It does not suit a buyer who wants to be in the town of Boerne. And it does not suit anyone who budgeted HOA dues without adding the separate gate fee and the septic maintenance.
Talk to someone who works this market
Heath Shepard is a licensed Texas REALTOR with Keller Williams, working Boerne, Fair Oaks Ranch, and Kendall County. If you are considering Anaqua Springs Ranch and want the Northside ISD campus assignment confirmed in writing along with the real all-in annual cost, reach out through theheathshepardrealestateteam.com.
Call or text 830-446-3847 · Email heath.shepard@kw.com