The Ranches at Creekside

The Ranches at Creekside is a suburban new-construction subdivision off Ammann Road inside Boerne city limits, not a ranch community: 532 parcels on about 169 platted acres, 80% built out, median lot 0.209 acres, median Kendall CAD value near $599,000. City water and sewer with no utility district levy. Boerne ISD, Champion High.

Despite the name, The Ranches at Creekside is not a ranch community. It is a conventional suburban subdivision on the east side of Boerne off Ammann Road, and it is one of the larger active new-construction neighborhoods in the city limits. Every street is named for a creek — Barton Creek, Beech Creek, Boulder Creek, Capano Creek, Carrizo Creek, Cimarron Creek, Cinnamon Creek, Coldwater Creek — which makes navigating it by address a small exercise in concentration.

The numbers

Kendall County Appraisal District parcel records show 532 parcels across roughly 169 platted acres, with 428 already improved (Kendall CAD GIS parcel layer, retrieved September 2026). About 80% built out, so there is still active construction.

The association's own filed management certificate describes the underlying land as a tract of approximately 306.76 acres conveyed by special warranty deed and recorded in Kendall County. The difference between that figure and the 169 platted acres on the appraisal roll is the part not yet platted into lots — so more phases are coming.

Lots: 10th percentile about 0.164 acres, median 0.209 acres, 90th percentile about 0.335 acres. Builders market these around 65-foot widths.

Current Kendall CAD market values on improved parcels: median near $599,000, 10th percentile around $513,000, 90th around $716,000. Appraisal-district values, not list prices.

Housing stock

Production new construction. Highland Homes and Perry Homes have both been active here with their standard Texas plan libraries — one and two-story, three to five bedrooms, studies and game rooms, stone-and-stucco elevations. This is a predictable, warrantied product with design center options, not custom work.

Sections built at different times look different. Walk the older streets and the newest ones before you choose.

Jurisdiction — inside the City of Boerne

Kendall CAD parcel records show the City of Boerne as a taxing unit on all 532 parcels. Inside the city limits: city water and sewer, city trash, Boerne PD, city tax line. No well, no septic, and — importantly — no utility district levy, which distinguishes it from Esperanza across town.

If you are comparing The Ranches at Creekside against Esperanza on payment, that difference in tax structure is the thing to model. Do not compare list prices alone.

HOA

The HOA is mandatory. The association is Ranches at Creekside Property Owners Association, managed by FirstService Residential San Antonio (TREC management certificate, plats recorded Kendall County; Unit 4B plat Document No. 2020-349856).

The filed certificate discloses closing costs clearly: a $375 resale certificate fee, a $340 transfer fee, a $150 refinance fee, and a $500 working capital fee.

The recurring annual assessment is not disclosed on the certificate. Get it from FirstService Residential before your option period ends.

Amenities

Walking and biking trails and green space are in place. Secondary sources describe a developer-planned amenity center that was not yet built as of their publication.

If an amenity center factors into your decision, get it in writing from the developer: what is planned, what is funded, and what the delivery date is. Planned amenities at partially built subdivisions slip regularly, and a rendering in a sales office is not a commitment. Ask whether the HOA budget currently includes operating costs for it — that tells you whether it is real.

We found no source confirming the community is gated, and its location inside city limits suggests public streets.

Schools

Boerne ISD. A point inside the neighborhood returns Cibolo Creek Elementary, Capt. Mark Tyler Voss Middle School, and Champion High School through Boerne ISD's own InfoFinder lookup (queried September 2026).

Confirm your specific address. Boerne ISD redrew elementary boundaries when Viola Wilson Elementary opened in August 2024, and a subdivision still adding phases is exactly the kind of place where future boundaries may shift.

Location and commute

East Boerne off Ammann Road, reached from Highway 46 East. You are close to the Highway 46 retail corridor, a short run to downtown Boerne, and a reasonable drive to I-10. Champion High School is nearby, which matters if you have teenagers driving themselves.

Who it suits

It suits a buyer who wants new construction with a builder warranty, city utilities without a utility district tax, and a straightforward Boerne address at a mid-market price. It suits families who want to be on the Champion side of town.

It does not suit anyone who wants acreage, trees, or privacy — the name notwithstanding, lots are about a fifth of an acre. It does not suit a buyer who wants a finished neighborhood; construction will continue. And it does not suit someone buying on the promise of an amenity center without verifying that it is funded.

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 Ranches at Creekside listings, or a clear side-by-side of what this neighborhood costs monthly versus Esperanza or Regent Park, reach out through theheathshepardrealestateteam.com.

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