Champee Springs Ranches

Champee Springs Ranches is ranch-scale land west of Boerne: 160 parcels over roughly 11,567 acres, median tract 37.9 acres, median improved value near $2,064,000. It straddles two school districts — Kendall CAD shows 113 parcels in Boerne ISD and 47 in Comfort ISD. A POA exists but files no management certificate.

Champee Springs Ranches is not a subdivision in any ordinary sense. It is a collection of working-ranch-scale tracts west of Boerne off Ranger Creek Road, reached from I-10, with road names like Busby Lane, Camino Cantera, Poste Robles, Turkey Knob, and Wild Turkey. You do not drive through it looking at houses. You drive through it looking at gates, cattle guards, and hills.

If you are searching for a neighborhood, this is not one. If you are searching for land with a house on it, this is the top of that market in Kendall County.

The numbers

Kendall County Appraisal District parcel records show 160 parcels covering roughly 11,567 acres, with 92 carrying an improvement (Kendall CAD GIS parcel layer, retrieved September 2026). Note that acreage figure — this is by far the largest land area of any community in this guide, and it has fewer than 100 houses on it.

Tract sizes are the story: 10th percentile about 1 acre, median 37.9 acres, 90th percentile about 157 acres. The median tract here is larger than the entire Woods of Boerne subdivision.

Current Kendall CAD market values on improved parcels: median near $2,064,000, 10th percentile around $828,000, 90th around $4,573,000. Appraisal-district values, not asking prices. A large share of that value is land, not house — which matters enormously for financing, insurance, and property tax strategy.

The agricultural and wildlife valuation question

On tracts this size, the single biggest carrying-cost variable is whether the land holds an agricultural or wildlife management special valuation with Kendall CAD. The difference between a tract appraised at market value and one under 1-d-1 open-space valuation is not small — it is frequently the difference between a manageable annual tax bill and an unmanageable one.

Before you write an offer on anything out here, confirm with Kendall CAD: does this parcel currently carry ag or wildlife valuation, what use qualifies it, and will your intended use maintain it? If the valuation lapses because you stop running livestock or stop executing a wildlife management plan, you can trigger a rollback assessment covering prior years plus interest. That is a genuine six-figure risk on a large tract and it is the most common expensive mistake buyers make on Hill Country acreage.

Schools — this subdivision spans two districts

This is the fact that most published information about Champee Springs gets wrong.

Kendall CAD parcel records show 113 parcels in Boerne ISD and 47 parcels in Comfort ISD. The subdivision straddles the district line.

For the Boerne ISD portion, a point inside the community returns Fabra Elementary, Boerne Middle School North, and Boerne High School through Boerne ISD's InfoFinder lookup (queried September 2026). For the Comfort ISD portion, the assigned campuses are Comfort ISD's.

Do not accept a blanket "Boerne ISD" claim on a Champee Springs listing. Roughly 29% of the parcels are not. Verify the specific tract with both districts.

POA status — genuinely unresolved, and you should know that

Here the honest answer is that we cannot give you a clean one.

There is a property owners association. The Champee Springs Ranches Property Owners Association appears by name as a named party in Texas appellate and Supreme Court litigation over access and easement rights across the original tract (Teal Trading and Development, LP v. Champee Springs Ranches Property Owners Association, decided by the Supreme Court of Texas in 2020). An association that litigates to the state's highest court is not a dormant one.

But no current management certificate for it appears in the Texas Real Estate Commission's statewide HOA management certificate database. Under Texas Property Code § 209.004, associations subject to Chapter 209 are required to file one. Its absence means either the association is not currently compliant with that filing requirement, files under a name indexed differently, or is structured in a way that falls outside Chapter 209.

At least one real estate marketing page states flatly that Champee Springs "does not have an HOA." That claim is inconsistent with the litigation record and should not be relied on.

What this means for you: do not buy here on an assumption about the POA in either direction. Get the recorded declaration and any amendments from title, read them, and ask the association directly what assessments exist. Also ask specifically about road maintenance obligations — on private ranch roads serving 37-acre tracts, road maintenance is often the real recurring cost and it is often handled by agreement rather than by a conventional HOA budget.

The easement litigation history is itself worth understanding before you buy. Ask title for a full easement and access review, not just a standard commitment read.

Utilities

Individual wells and on-site septic, in all likelihood — there is no central utility infrastructure this far out. We could not confirm it from a primary source for specific tracts, so verify. On a tract this size, also confirm whether surface water rights, stock tanks, or spring features convey and what restrictions apply.

Jurisdiction

Kendall CAD shows no city taxing unit. Unincorporated Kendall County, with a portion of the original tract historically extending toward Kerr County. County sheriff, rural fire, county permitting.

Who it suits

It suits a buyer who wants genuine ranch land with a house, who understands ag and wildlife valuation, and who has a lawyer and a title company look hard at easements and access before closing. It suits someone building a legacy property rather than buying a residence.

It does not suit anyone who wants neighbors, services, a short drive, or a clean, simple HOA answer. It does not suit a buyer who is not prepared to do real diligence — this is the one place in this guide where the paperwork genuinely matters more than the house.

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 looking at a Champee Springs tract and want help pulling the ag valuation status, the easement history, and which school district it actually sits in before you commit, reach out through theheathshepardrealestateteam.com.

Call or text 830-446-3847 · Email heath.shepard@kw.com