Waterstone on the Guadalupe

Waterstone on the Guadalupe is an acreage community northeast of Boerne off FM 3351 — 222 parcels over about 1,266 acres, 82% built out, median lot 4.84 acres, median Kendall CAD value near $961,000. Its amenity is two private riverfront parks; individual lots generally do not front the Guadalupe. Check the survey.

Waterstone is an acreage community northeast of Boerne with private river parks on the Guadalupe. The roads are named for Texas rivers — Concho, Llano, Nueces, Pecos, San Saba, Rio Brazos, Rio Colorado, Rio Frio — plus Guadalupe Bend, which is the one that tells you what people buy here for.

It sits off FM 3351, out past where the subdivisions stop and the ranch gates start.

The numbers

Kendall County Appraisal District parcel records show 222 parcels covering roughly 1,266 acres, with 181 already improved (Kendall CAD GIS parcel layer, retrieved September 2026). About 82% built out, so there is still some vacant land trading.

These are real acreage lots: 10th percentile about 3.17 acres, median 4.84 acres, 90th percentile about 8.75 acres. Five acres is the normal Waterstone lot.

Current Kendall CAD market values on improved parcels: median near $961,000, 10th percentile around $739,000, 90th around $1,294,000. Appraisal-district values, not asking prices. Compared to Cordillera Ranch or Sabinas Creek Ranch, Waterstone is the more affordable way into gated acreage with river access — that is its market position and it is a fair one.

Housing stock

Custom homes on acreage, built across roughly the last two decades. There is no single architectural signature; you will see Hill Country limestone, some Texas farmhouse, and some fairly conventional stucco. Square footages vary widely because each was built for its owner.

Because lots are five acres, homes are far apart and largely invisible from the road. Expect long driveways, propane tanks, and detached shops. Horses are common in this part of the county.

The river — what you are actually buying

The community's amenity is two private riverfront parks on the Guadalupe, with a pavilion, picnic tables, and grills, for swimming, fishing, and kayaking. Individual lots are generally not on the river; the river access is a shared, gated amenity.

That distinction is the one to get right. "Waterstone on the Guadalupe" does not mean your lot fronts the Guadalupe. A very small number of parcels may; most do not. If river frontage on your own deed matters to you, verify it on the survey — do not infer it from the subdivision name.

HOA

The HOA is mandatory. The association is Waterstone on the Guadalupe Property Owners Association, a Texas nonprofit corporation, managed by Diamond Association Management and Consulting out of San Antonio (TREC management certificate, recorded Kendall County Instrument #361120, filed September 7, 2021).

The filed certificate discloses a $175 property transfer fee — notably modest compared to peers like Cordillera Ranch ($2,000 working capital) or Sabinas Creek Ranch ($340 transfer plus a $375 resale certificate).

The recurring dues amount is not disclosed on the certificate. One secondary source puts annual dues around $715, but we could not confirm that from the association, and secondary dues figures for Boerne neighborhoods are wrong often enough that you should not rely on it. Get the current assessment from Diamond Association Management directly.

Jurisdiction and taxes

Kendall CAD shows no city taxing unit on Waterstone parcels. This is unincorporated Kendall County — no city property tax, no city services. Sheriff, not city police. County permitting. Rural fire response.

Utilities — assume well and septic until told otherwise

We were not able to verify water and wastewater service for Waterstone from a primary source. Given five-acre lots this far out on FM 3351, individual wells and on-site septic systems are the overwhelmingly likely arrangement, but that is an inference, not a confirmed fact. Confirm it in writing for the specific property, and if it is a well, get the well log, the depth, the pump age, and a water quality test. On acreage in Kendall County that inspection line item is not optional.

Schools

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 lookup (queried September 2026).

Confirm your specific address. Waterstone is spread over 1,266 acres, Boerne ISD redrew elementary boundaries in August 2024, and the district explicitly asks that addresses near boundary lines be verified with Administrative Services.

Be realistic about the bus. On five-acre lots this far from town, the school run is a real part of your day.

Location and commute

This is the honest part. Waterstone is northeast of Boerne on FM 3351, and it is not close to anything. Getting to the H-E-B is a drive. Getting to Boerne High School is a drive. Getting to I-10 and then into San Antonio is a commute you will feel every single day.

People who live here have made peace with that, and in exchange they get five acres, oak trees, quiet, and a private stretch of the Guadalupe. It is a genuinely good trade for the right household. It is a miserable one for the wrong household, and the wrong household usually figures that out about eight months in.

Drive the route to your actual workplace, at your actual departure time, before you write an offer.

Who it suits

It suits a buyer who wants acreage and real river access without Cordillera Ranch pricing, who works from home or has a tolerant commute, and who is comfortable with a well, a septic system, and county services. It suits people with horses, boats, and kayaks.

It does not suit a commuter with a hard 8:00 a.m. start in San Antonio, a family that wants to walk to things, or a buyer who has never owned on a well and does not want to learn. It also does not suit anyone expecting their own river frontage — check the survey.

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 Waterstone listings, or help sorting out which lots actually touch the river and what the well and septic situation is, reach out through theheathshepardrealestateteam.com.

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