Menger Springs
Menger Springs is Boerne's estate neighborhood inside the city limits — acre-plus oak-covered lots with city water and sewer rather than a well and septic. Kendall CAD shows 246 parcels on about 366 acres, a 1.18-acre median lot and a median value near $1,098,000, but lots range from 0.19 to over 3 acres.
Menger Springs is Boerne's inside-the-city-limits estate neighborhood, and that combination is rare enough to be its whole identity. Almost every community around here offering acre-plus lots under oak canopy is out in unincorporated Kendall County on a well and a septic field. Menger Springs is not.
The street names all end the same way — Bitter Springs, Cabin Springs, Creek Springs, Dobie Springs, Fair Springs, Fall Springs, Hollow Springs, Knoll Springs, Ledge Springs — which makes the neighborhood easy to recognize on a listing and slightly confusing to navigate the first time.
First, the name problem
There are two entirely different things in Boerne called Menger Springs, and conflating them is the most common error published about this neighborhood.
- Menger Springs, the residential subdivision — the gated estate community described here.
- Morningside at Menger Springs — a Morningside Ministries continuing-care senior living campus along Menger Creek.
They are unrelated. A web search for "Menger Springs Boerne" surfaces the senior-living campus far more often than the subdivision. If someone tells you they are looking at Menger Springs, establish which one before you go any further.
The numbers
Kendall County Appraisal District parcel records show 246 parcels across roughly 366 acres, with 224 already improved (Kendall CAD GIS parcel layer, retrieved September 2026). At 91% built out, this is a mature, nearly finished neighborhood.
The lot distribution is the interesting part: 10th percentile about 0.19 acres, median 1.18 acres, 90th percentile about 3.4 acres. That is an enormous spread, and it tells you the community contains at least two distinct products — a garden-home or patio-home component on small lots, and an estate component on one to three-plus acres. Those are different neighborhoods with different buyers sharing one entrance.
Current Kendall CAD market values on improved parcels reflect the same split: median near $1,098,000, but with the 10th percentile down at roughly $481,000 and the 90th up at roughly $1,557,000. Appraisal-district values, not list prices. When you see a wide band like that, it is not noise — it is two products.
Housing stock
Custom and semi-custom homes rather than production tract. Local builders active here over the years have included several Boerne-area custom shops. Prevailing style is Hill Country traditional: limestone, heavy timber accents, metal roofs, deep porches. Lots kept a lot of their original oak cover, which is the reason many buyers choose it over a newer development where the trees are ten years old.
Jurisdiction — inside the City of Boerne
Kendall CAD parcel records show the City of Boerne as a taxing unit on all 246 parcels. That is the headline fact. You get an acre or more of oak-covered land with city water and sewer, city police, and city services — without the well, the septic system, the volunteer fire response times, or the county permitting process that come with comparable acreage out in the county.
You also get the city tax line, which the unincorporated acreage communities do not have. That is the trade. For a lot of buyers it is a trade worth making.
HOA
The HOA is mandatory. The association is Menger Springs Homeowners Association, managed by FirstService Residential out of Dallas (TREC management certificate, recorded Kendall County Instrument #409303, filed June 12, 2026).
The filed certificate discloses a detailed and fairly aggressive fee schedule at closing: an ownership transfer fee of $340, a resale certificate at $375 / $450 / $500 depending on turnaround speed, a $75 resale certificate update, refinance certificates from $125 to $275, a $100 loan estimate questionnaire, a $150 HOA questionnaire, and a $150 reverse mortgage questionnaire. These stack up. If you are refinancing or selling, budget for them.
The recurring dues amount is not disclosed on the management certificate and we could not verify it from a primary source. Get it from FirstService Residential directly.
One oddity worth flagging for your title company: the certificate's own text lists the declaration recording data as being in the Official Public Records of Bexar County while the subdivision itself is unambiguously in Kendall County. That is most likely a clerical artifact on the filing, but have title confirm which instrument actually governs.
Schools
Boerne ISD. A point inside the neighborhood returns Fabra Elementary, Boerne Middle School South, and Champion High School through Boerne ISD's own InfoFinder lookup (queried September 2026).
Confirm your specific address with the district. Boerne ISD opened Viola Wilson Elementary in August 2024 and redrew elementary boundaries then, and Menger Springs is large enough in extent that the ends of it could differ.
Location and commute
Close in. You are near I-10 and a short run from downtown Boerne and the main retail corridor. For a neighborhood that feels this rural once you are inside the gate, the drive times are genuinely short — that is the unusual thing about it.
Who it suits
It suits a buyer who wants an acre or more, oak trees, and a custom home, but does not want a well, a septic system, or a twenty-minute drive to a grocery store. It suits someone who wants the estate feel with city infrastructure underneath it.
It does not suit a buyer chasing the lowest tax rate — you are paying city taxes for city services. It does not suit someone who wants a resort amenity package; the amenity here is the land. And it does not suit a buyer who assumes every lot in the neighborhood is an acre. Check the actual lot size on the specific property, because a meaningful share of Menger Springs is well under half an acre.
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 Menger Springs listings, or help telling the estate sections from the garden-home sections before you tour, reach out through theheathshepardrealestateteam.com.
Call or text 830-446-3847 · Email heath.shepard@kw.com