Tapatio Springs
Tapatio Springs is a golf resort with housing attached, west of Boerne off Johns Road in unincorporated Kendall County: 415 parcels on about 435 acres, median lot 0.43 acres, median Kendall CAD value near $722,000. At least six separate associations govern different sections, and the resort and golf club are not the HOA.
Tapatio Springs sits west of town off Johns Road, far enough out that the hills close in around it. It is a golf resort with houses attached, not a subdivision with a golf course bolted on, and that ordering matters for everything from what you pay monthly to what your neighbor's house is doing when you are not there.
The numbers
Kendall County Appraisal District parcel records show 415 parcels in Tapatio Springs across roughly 435 acres, with 284 carrying an improvement (Kendall CAD GIS parcel layer, retrieved September 2026). That leaves a meaningful share still unbuilt.
Lot sizes are unusually spread out for a single community: 10th percentile about 0.19 acres, median 0.43 acres, 90th percentile about 1.17 acres. That spread is the tell — Tapatio Springs is really several products in one place. There are condominium and townhome sections, garden-home sections, and full single-family lots on an acre or more.
Current Kendall CAD market values on improved parcels run a median near $722,000, with the 10th percentile around $443,000 and the 90th around $998,000. Appraisal-district values, not asking prices.
Housing stock
Streets like Blue Heron, Cliffdwellers, Antelope Hill, Arboleda, Axis and Cottontail carry a mix of eras. Some of the condominium stock dates to the resort's earlier decades and reads that way — vaulted ceilings, lots of glass aimed at the course. Newer single-family sections are Hill Country traditional. A number of units here have historically been used as second homes and short-stay rentals because of the resort, so occupancy patterns on some streets are different from a typical neighborhood. If full-time-neighbors matters to you, ask about it specifically for the section you are considering.
HOA — and the fact that there is more than one
This is where Tapatio Springs gets genuinely complicated, and where most published information about it is wrong by oversimplification.
There is no single Tapatio Springs association. Texas HOA management certificate filings show at least six distinct associations tied to the community, all separately registered:
- Tapatio Springs Homeowners Association, Inc.
- The Ridge at Tapatio Springs Owners Association, Inc.
- The Gardens Over Tapatio Springs Owners Association
- Highlands at Tapatio Springs Homeowners Association, Inc.
- Heartland at Tapatio Springs Property Owners Association
- The Ridgeview Condominiums at Tapatio Springs Owners Association (a condominium association, not a POA)
Which one governs your property depends entirely on which section you buy in, and the dues differ enormously between them. Condominium and townhome sections carry exterior maintenance and therefore much higher monthly assessments than a single-family lot does. Any blanket statement about "the Tapatio Springs HOA fee" is meaningless — the correct question is always which association, and what does it cover.
The main Tapatio Springs Homeowners Association, Inc. is managed by Alamo Association Management Group out of San Antonio, and its filed certificate discloses a $250 transfer fee (recorded Kendall County Instrument #390661, filed July 19, 2024). Note that the management company's San Antonio address is where the manager sits — it says nothing about where the property is.
The resort and golf club are separate money
The golf course, clubhouse, and resort operate commercially. They are not the residential HOA, and owning here does not make you a member. Golf memberships have their own initiation fees and monthly dues in tiers. Some home purchases have historically been marketed with an introductory membership attached; that is a deal term to get in writing, not a standing feature.
The practical upshot: you can own a home at Tapatio Springs and pay nothing to the golf club, or you can be a club member without living here. Two separate decisions, two separate budgets.
Schools
Boerne ISD. 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). Confirm your specific address with the district — Boerne ISD redrew elementary boundaries in 2024 and warns that addresses near boundary lines need verification.
Jurisdiction and location
Kendall CAD shows no city taxing unit on Tapatio Springs parcels — this is unincorporated Kendall County, not inside the City of Boerne.
The drive matters here. Tapatio Springs is genuinely west of Boerne, out Johns Road. Getting to the H-E-B, to I-10, or to the high school is a real drive on two-lane road, and in the dark it is a deer-heavy one. People who love it here consider that a feature. People who need to be somewhere at 7:40 a.m. every morning should drive the route at that hour before they commit.
Utilities
Utility service has not been independently verified for each section and is not disclosed on the management certificates. Given the resort infrastructure, some sections are on central systems — but do not assume it, and do not assume the condominium sections and the outlying single-family lots are on the same arrangement. Confirm water and wastewater in writing for the specific property.
Who it suits
It suits a golfer who will actually play the course, a lock-and-leave buyer who wants a low-maintenance condominium in a scenic setting, or a second-home buyer who wants Hill Country without building. It suits someone who values the setting over proximity.
It does not suit a buyer who wants to be close in to Boerne, who needs a consistent HOA structure they can understand in one phone call, or who assumes a golf-course address includes golf. It also does not suit someone who wants a uniform, fully owner-occupied street — the mix here is genuinely mixed.
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 Tapatio Springs listings, help figuring out which association and which dues apply to a specific unit, or an honest read on the club economics, reach out through theheathshepardrealestateteam.com.
Call or text 830-446-3847 · Email heath.shepard@kw.com