Cordillera Ranch
Cordillera Ranch is Kendall County's largest residential development: 1,519 platted parcels across about 5,444 acres, median lot 2.95 acres, median improved value near $1.52 million. The mandatory POA charges a $2,000 working capital contribution at closing. The Clubs of Cordillera Ranch are a separate organization with separate dues, and utilities vary by section.
Cordillera Ranch is the largest residential development in Kendall County by a wide margin, and it does not feel like a subdivision. You enter off Highway 46 east of Boerne, and then you keep driving. Roads like Cordillera Trace, Bella Collina, Apple Rock, and Bluff Vista roll across ridgelines and drop into draws. Some stretches have no houses in sight at all. That is deliberate — the development was laid out so that a large share of the acreage stays undeveloped, and the result is that a 3-acre lot here often lives like a 10-acre lot somewhere else.
The numbers
Kendall County Appraisal District's parcel records show 1,519 platted parcels inside Cordillera Ranch covering about 5,444 acres, of which 981 currently carry an improvement — meaning roughly two-thirds are built on and the balance are still vacant homesites (Kendall CAD GIS parcel layer, retrieved September 2026). That vacancy rate matters: it tells you this is still an actively selling community, not a finished one. Kendall County Commissioners Court approved a further expansion of the development in June 2025.
Lot sizes run wide. The 10th percentile lot is about 1.05 acres, the median is 2.95 acres, and the 90th percentile is about 6.4 acres. There are villa-scale lots in the Clubs Village sections and genuine ranch-estate tracts in the outer units.
On value: the current Kendall CAD appraisal roll shows a median market value of roughly $1.52 million for improved parcels, with the 10th percentile near $969,000 and the 90th near $2.72 million. Those are appraisal-district market values, not asking prices — a listing can sit well above or below its appraised figure. Use them as a sense of scale, not a price guide.
Housing stock
Custom only. There is no production builder tract here. Homes are built to the POA's architectural guidelines, and the prevailing look is Hill Country — limestone and stucco, standing-seem metal or tile roofs, deep porches oriented at a view. Because build-out has run from the late 1990s to today, you will find 20-year-old homes on mature lots next to work that finished last year.
HOA — and the club, which is a separate thing
This is the single most misunderstood fact about Cordillera Ranch, and getting it wrong will cost a buyer real money.
The HOA is mandatory. The association is Cordillera Ranch Property Owners Association, Inc., and unusually for a community this size it is self-managed rather than run by an outside management company. Its filed management certificate lists the association at 28 Cordillera Trace, Suite 2, Boerne, with a general manager on site (TREC management certificate, recorded Kendall County Instrument #366482, filed January 27, 2022).
That same certificate discloses the closing-table charges: a $300 resale certificate fee, a $300 transfer fee, and a $2,000 working capital contribution. Budget for that last one — it is larger than most buyers expect and it is due at closing.
Recurring POA dues are not disclosed on the management certificate. Texas only requires transfer-related fees on that filing, so the annual assessment number has to come from the POA directly. Do not rely on a figure you read on a listing site. Call the association.
The Clubs of Cordillera Ranch are a separate organization with separate money. Golf, tennis and swim, spa and athletic, social, equestrian, rod and gun, and the river club operate as a private club with its own initiation fees and ongoing dues, in tiers. Owning a home here does not automatically make you a member, and club dues are in addition to POA dues. Buyers routinely conflate the two and then discover the real monthly carrying cost after they are under contract. Ask for both numbers in writing before you waive your option period.
Schools
Cordillera Ranch is in Boerne ISD. A point inside the community returns Dr. Ferdinand L. Herff Elementary, Capt. Mark Tyler Voss Middle School, and Boerne High School through Boerne ISD's own InfoFinder address lookup (queried September 2026).
Two cautions. Cordillera Ranch is large enough that units at opposite ends sit miles apart, and Boerne ISD explicitly warns that addresses near boundary lines must be confirmed with its Administrative Services department. The district also opened Viola Wilson Elementary in August 2024 and redrew elementary boundaries at that time, so any school claim published before 2024 is suspect. Run your specific address through the district's lookup.
Location and commute
The main gate is off Highway 46 east of town. Downtown Boerne is a manageable run for errands, but "manageable" depends heavily on which unit you are in — the 300-series units on the far side toward the Guadalupe add real minutes. To I-10 and then into San Antonio, you are looking at a genuine commute, not a hop. People who live here have generally decided that the drive is the price of the setting.
Utilities — ask, because it varies by section
This is the second thing that surprises buyers. Utility service is not uniform across Cordillera Ranch. Some sections have central water and wastewater; much of the development relies on individual on-site septic systems, with central water available in some areas. That changes what you can build, where you can build it, and what your inspection needs to cover. Get the specific section's utility situation confirmed in writing rather than assuming what is true on one street is true on the next.
Who it suits
It suits a buyer who wants acreage, privacy, and a view, who is genuinely going to use a private club, and who is at peace with driving. It suits someone building custom and willing to work inside architectural guidelines.
It does not suit a buyer who wants to walk to the Hill Country Mile, who needs a short commute into San Antonio, or who is stretching to make the purchase price work and has not yet counted POA dues, club dues, and a $2,000 working capital charge on top of the mortgage. It also does not suit someone who wants to close in 30 days on a turnkey house — the inventory skews custom and the good lots move through relationships.
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 want current Cordillera Ranch listings, an honest read on which units fit what you are after, or help getting straight answers on POA versus club costs, reach out through theheathshepardrealestateteam.com.
Call or text 830-446-3847 · Email heath.shepard@kw.com