Miralomas

Miralomas is a west-Boerne community in unincorporated Kendall County, served by the Miralomas Municipal Utility District, which pipes reclaimed non-potable water to every lot for irrigation. A MUD is a taxing entity, so model the levy. Kendall CAD shows 268 parcels on about 182 acres, only 39% built, median value near $604,000.

Miralomas is a newer development west of Boerne off the Highway 46 corridor, in the same general area as Tapatio Springs and Indian Springs. The street names run to birds and Spanish — Alba, Canario, Hibiscus, Ibis, Mancha, Mariposa, Mockingbird, Monarca. It is one of the more actively building communities on the west side of town.

The county discrepancy — read this before you rely on anything

There is a genuine inconsistency in the public record for Miralomas, and you should know about it.

Kendall County Appraisal District appraises all 268 Miralomas parcels as Kendall County property, with Kendall County as the county taxing unit and Boerne ISD as the school district (Kendall CAD GIS parcel layer, retrieved September 2026). The parcels sit at roughly 29.76 N, 98.80 W — well northwest of the Bexar County line. Bexar County's own parcel records return no Miralomas properties.

However, the Miralomas Property Owners Association's management certificate was recorded in the Official Public Records of Bexar County.

The most likely explanation is that the association's governing documents were recorded in Bexar County for reasons tied to the developer's entity rather than to the land's location, or that the filing is simply misplaced. The appraisal district's determination of county is the one that governs your tax bill, and it says Kendall.

Practical instruction: have your title company confirm which recorded instruments actually govern the property and in which county's records they sit. Do not let a listing or an HOA document's recording county override what the appraisal district says about where the land is.

The numbers

Kendall CAD parcel records show 268 parcels covering roughly 182 acres, with only 104 currently improved (retrieved September 2026). That is 39% built out — this is an actively developing community, and you will have construction around you.

The community's own marketing describes a footprint of nearly 900 acres with more than half preserved as undeveloped nature, so the 182 platted acres above represent what has been recorded so far, not the eventual size.

Lots: 10th percentile about 0.129 acres, median 0.204 acres, 90th percentile about 0.552 acres. Builders have marketed 55-foot and 65-foot lot widths in the Mariposa ridgeline section.

Current Kendall CAD market values on improved parcels: median near $604,000, 10th percentile around $494,000, 90th around $870,000. Appraisal-district values, not asking prices.

Housing stock

New construction from a mix of builders — Sitterle Homes, Prestige Homes and David Weekley Homes have all been active here, with David Weekley building a section marketed as The Summit at Miralomas. Expect current-generation plans, design center finishes, and builder warranties.

The utility district — a real cost and a real feature

Miralomas is served by the Miralomas Municipal Utility District, which purchases potable water from the Guadalupe-Blanco River Authority and operates its own low-pressure wastewater collection system and treatment plant. The plant produces reclaimed non-potable water piped to every lot for irrigation.

That reclaimed-water irrigation system is genuinely unusual and genuinely valuable in a drought-prone county — outdoor watering restrictions that hit municipal customers work differently when your irrigation supply is reclaimed effluent.

But a MUD is a taxing entity. There is a district levy on the tax bill that a home inside Boerne city limits with plain city utilities does not carry. We were not able to verify the current district rate from the district's own filing, so pull the actual MUD rate and model the full tax bill before you underwrite a payment. This is the single largest variable in what Miralomas actually costs per month, and it is the one most often left out of a comparison against, say, Regent Park or Champion Heights.

Jurisdiction

Kendall CAD shows no city taxing unit on Miralomas parcels. This is unincorporated Kendall County — outside the City of Boerne. County sheriff, county permitting, plus the MUD for water and wastewater.

HOA

The HOA is mandatory. The association is Miralomas Property Owners Association, Inc., managed by Goodwin & Company.

The filed certificate discloses closing-table charges: a $300 working capital fee, a $375 resale certificate, and a $340 transfer fee.

The recurring assessment is not disclosed on the certificate. Get it from Goodwin & Company directly — and get the MUD rate at the same time, because the two together are your real monthly number.

Amenities

The community markets hiking trails, a 40-acre lake, a fitness center, a pool and a clubhouse. At 39% built out, verify which of these are actually open. Amenity delivery at partially built communities frequently lags the marketing.

We found no source describing Miralomas as gated.

Schools

Boerne ISD. A point inside the community returns Fabra Elementary, Boerne Middle School North, and Boerne High School through Boerne ISD's own InfoFinder lookup (queried September 2026). Confirm your specific address; boundaries were redrawn in August 2024 and a still-growing community may see future changes.

Location and commute

West Boerne off Highway 46. Further from I-10 than the south-side neighborhoods, which makes the San Antonio commute longer. Downtown Boerne and the H-E-B are reasonable drives.

Who it suits

It suits a buyer who wants new construction with real open space and an unusual, drought-resilient irrigation setup, and who does the math on the MUD levy with eyes open. It suits people who want west-side Boerne and a natural setting.

It does not suit a commuter who needs quick interstate access. It does not suit a buyer who wants a finished neighborhood — 61% of lots are still unbuilt. And it does not suit anyone comparing list prices across Boerne without accounting for the utility district tax.

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 Miralomas listings, or help modeling the full MUD-inclusive tax bill against other Boerne neighborhoods, reach out through theheathshepardrealestateteam.com.

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