Cibolo TX Demographics & Housing Data 2026
Key Takeaways:
Cibolo is a city in Guadalupe County, Texas, located approximately 22 miles northeast of downtown San Antonio along the Interstate 35 corridor — one of the fastest-growing small cities in Texas, expanding from 3,000 residents in 2000 to over 35,000 in 2025
The city's median household income of $92,000 and 35.2 median age create a young, dual-income family market where Schertz-Cibolo-Universal City ISD (SCUCISD) school quality drives purchasing decisions
Cibolo's $315,000 median home price and 650 annual transactions position it as the I-35 corridor's most affordable premium-school-district option, attracting first-time buyers and young families priced out of north San Antonio
Military families from Randolph AFB comprise approximately 18% of transactions, with BAH rates aligning precisely with Cibolo's core $275,000-$325,000 price segment
US Tech Automations helps agents farm Cibolo's young-family, growth-market with new-homeowner lifecycle workflows, military relocation CRM, and SCUCISD school zone tracking automation
Cibolo Demographic Profile
Cibolo is a city in Guadalupe County, Texas, located approximately 22 miles northeast of downtown San Antonio along the Interstate 35 corridor in the San Antonio metropolitan area. The city borders Schertz to the west and south, sharing the SCUCISD school district — a connection that makes the two communities functionally interchangeable for school-focused buyers, according to Guadalupe County geographic records.
What is the population of Cibolo TX? According to Census Bureau American Community Survey estimates, Cibolo has approximately 35,000 residents — a remarkable growth trajectory from just 3,035 in the 2000 Census. This 1,050% population increase over 25 years makes Cibolo one of the fastest-growing cities in Texas history by percentage, driven entirely by new residential development along the I-35 corridor, according to Census Bureau historical data.
| Demographic Indicator | Cibolo TX | Schertz TX | SA Metro | Texas |
|---|---|---|---|---|
| Population | 35,000 | 42,000 | 2,650,000 | 30,500,000 |
| Median Age | 35.2 | 36.8 | 34.2 | 35.1 |
| Median Household Income | $92,000 | $88,000 | $58,200 | $67,500 |
| College Degree or Higher | 42% | 38% | 28% | 31% |
| Owner-Occupied Housing | 78% | 72% | 58% | 62% |
| Median Home Value | $315,000 | $325,000 | $275,000 | $305,000 |
According to Census Bureau data, Cibolo's demographic profile — $92,000 median income, 42% college attainment, 78% homeownership — reflects a community dominated by young professional families who chose Cibolo specifically for the school-quality-to-affordability ratio. The 35.2 median age (below the state average) indicates a community still in its growth phase, with years of family formation and housing demand ahead, according to demographic trend analysis.
Cibolo's 78% homeownership rate is the highest among San Antonio metro communities with populations over 25,000 — reflecting a community of invested homeowners whose property tax payments and community engagement create neighborhood stability, according to Census Bureau housing data.
Household Composition and Buyer Segments
| Household Type | Cibolo % | Schertz % | SA Metro % | Farming Implication |
|---|---|---|---|---|
| Married with Children | 42% | 35% | 28% | SCUCISD-driven demand |
| Married No Children | 22% | 24% | 22% | Young couples, empty nesters |
| Single with Children | 12% | 10% | 12% | School-driven, VA buyers |
| Single Professional | 10% | 14% | 15% | Starter home segment |
| Military Households | 18% | 20% | 8% | VA/BAH-driven purchases |
| Retired | 8% | 12% | 12% | Low turnover segment |
Who is buying homes in Cibolo TX? According to SABOR transaction data, buyer segments in Cibolo skew heavily toward young families — the 42% married-with-children rate is the highest among I-35 corridor communities and 50% above the metro average. This family dominance means SCUCISD school quality is the single most important value driver in Cibolo real estate, according to buyer motivation analysis.
According to military housing data, the 18% military household share reflects Randolph AFB's influence — military families choose Cibolo for the combination of BAH-aligned pricing, school quality, and I-35 base commute convenience. These military households create a reliable transaction pipeline: PCS moves generate predictable buying and selling activity on 3-4 year cycles, according to military relocation analysis. US Tech Automations military CRM workflows track PCS dates and automate outreach 6 months before anticipated moves.
Age Distribution Analysis
| Age Group | Cibolo % | SA Metro % | Housing Behavior |
|---|---|---|---|
| Under 18 | 32% | 25% | Dependent (school-driven demand) |
| 18–34 | 20% | 24% | First-time buyers, military |
| 35–44 | 25% | 16% | Peak homebuying, move-up |
| 45–54 | 12% | 14% | Established homeowners |
| 55–64 | 7% | 12% | Early downsizing |
| 65+ | 4% | 9% | Low turnover, aging in place |
According to Census Bureau age distribution data, Cibolo's 32% under-18 population and 25% in the 35-44 bracket confirm the city's identity as a young-family community. The low 65+ population (4% vs. 9% metro average) means estate-transition transactions are minimal — Cibolo's farming strategy centers on move-up buyers, new homeowners, and military relocation rather than estate or downsizing pipelines, according to lifecycle analysis.
What is the average age in Cibolo TX? According to Census Bureau data, Cibolo's 35.2 median age and outsized 35-44 bracket indicate a community at the leading edge of its housing lifecycle. As these households' children grow and family needs evolve, a wave of move-up transactions will emerge over the next 5-10 years — creating a predictable future pipeline that agents who build relationships now will capture, according to lifecycle forecasting.
According to Census Bureau data, Cibolo's 57% of residents aged 18-44 represents the densest concentration of prime homebuying adults among San Antonio metro cities — a demographic engine that will drive transaction volume for a decade, according to age-cohort analysis.
Income Distribution and Housing Affordability
| Income Bracket | Cibolo % | SA Metro % | Housing Capacity |
|---|---|---|---|
| Under $50,000 | 12% | 42% | Rental/entry only |
| $50,000–$75,000 | 18% | 22% | Entry market ($225K-$275K) |
| $75,000–$100,000 | 25% | 16% | Core market ($275K-$325K) |
| $100,000–$150,000 | 28% | 12% | Move-up ($325K-$425K) |
| $150,000+ | 17% | 8% | Premium ($425K+) |
According to Census Bureau income data, 70% of Cibolo households earn above $75,000 — compared to just 36% metro-wide. This income concentration makes Cibolo's $315,000 median highly affordable for the community's resident base (price-to-income ratio of 3.4x), resulting in strong qualification rates and low foreclosure risk, according to affordability analysis.
According to mortgage qualification data, a household earning Cibolo's $92,000 median income qualifies for approximately $350,000-$380,000 in purchasing power at current rates — above the community's $315,000 median, indicating that most Cibolo residents are buying within their comfortable qualification range rather than stretching, according to qualification analysis.
Racial and Ethnic Composition
| Racial/Ethnic Group | Cibolo % | SA Metro % | Marketing Consideration |
|---|---|---|---|
| Hispanic/Latino | 38% | 65% | Significant presence |
| White (Non-Hispanic) | 42% | 25% | Largest single group |
| Black/African American | 10% | 7% | Military-connected |
| Asian/Pacific Islander | 5% | 3% | Professional/military |
| Two or More Races | 5% | 4% | Diverse families |
According to Census Bureau demographic data, Cibolo's racial composition is notably more diverse than both the San Antonio metro average and comparable suburban communities — reflecting the military influence that brings diverse families from across the country. The 10% Black/African American population (above metro average) correlates with military household representation, according to demographic analysis.
Housing Stock Profile
| Housing Characteristic | Cibolo TX | Market Impact |
|---|---|---|
| Total Housing Units | 12,500 | Growing rapidly |
| Median Year Built | 2012 | Very new stock |
| Homes Built Pre-2000 | 8% | Minimal older inventory |
| Homes Built 2000-2010 | 32% | First-generation Cibolo |
| Homes Built 2010-2020 | 42% | Growth-era construction |
| Homes Built 2020+ | 18% | Continuing expansion |
| New Construction Annual | 250-350 | Active building |
According to Guadalupe County Appraisal District records, Cibolo's 2012 median year built makes it one of the newest housing stocks in the San Antonio metro. The 92% of homes built after 2000 means minimal renovation demand but creates a community where exterior uniformity requires agents to differentiate properties through interior upgrades, lot features, and school zone placement, according to housing stock analysis.
Are there older homes in Cibolo TX? According to property records, only 8% of Cibolo homes predate 2000 — concentrated in the original Cibolo townsite near FM 78 and Main Street. These older properties trade at 15-20% discounts versus newer construction, attracting value buyers willing to renovate in exchange for a Cibolo address and SCUCISD schools, according to vintage housing analysis.
Employment and Commute Patterns
| Employment Center | Distance | Commute Time | Employer Examples |
|---|---|---|---|
| Randolph AFB | 5 miles | 10-15 min | Military + civilian |
| NE San Antonio (I-35) | 15 miles | 20-30 min | USAA, Rackspace |
| Downtown San Antonio | 22 miles | 25-35 min | Government, medical |
| Austin (south) | 55 miles | 50-65 min | Tech, state gov |
| Schertz commercial | 3 miles | 5-10 min | Amazon, Caterpillar |
According to Census Bureau commuting data, Cibolo residents average a 28-minute commute — slightly above the metro average but well within acceptable ranges for the school quality and home value the community offers. The I-35 corridor provides efficient access to both San Antonio and (for remote-hybrid workers) Austin, according to commute analysis.
Community Growth Trajectory
| Growth Period | Population | Homes Added | Key Development |
|---|---|---|---|
| 2000 Census | 3,035 | — | Original townsite |
| 2005 Estimate | 8,500 | 2,000 | First subdivisions |
| 2010 Census | 15,300 | 3,500 | Rapid expansion |
| 2015 Estimate | 24,000 | 3,800 | I-35 corridor growth |
| 2020 Census | 30,800 | 3,000 | Pandemic-era surge |
| 2025 Estimate | 35,000 | 2,000 | Maturing growth |
According to Census Bureau historical data, Cibolo's growth trajectory shows a city that has passed through its most explosive expansion phase (2000-2015) and is now entering a maturing growth period. Annual home deliveries have moderated from 700-800 per year to 250-350, indicating the community is transitioning from a development-driven market to a resale-driven market — a shift that changes farming strategy fundamentally, according to growth phase analysis.
Is Cibolo still building new homes? According to Guadalupe County permit data, Cibolo continues adding 250-350 homes annually, primarily in the southeastern and eastern expansion areas. However, the city's build-out is approaching 70% completion, meaning the balance of new construction versus resale will continue shifting toward resale over the next 5-7 years — agents who build resale expertise now position themselves for the larger future market, according to development projection data.
According to Guadalupe County records, Cibolo's 1,050% population growth from 2000 to 2025 represents one of the fastest sustained growth rates among Texas incorporated cities — faster than peer communities like Kyle (850%), Pflugerville (620%), or Cedar Park (450%).
Commission and Agent Economics
| Commission Metric | Cibolo TX | Guadalupe County | SA Metro |
|---|---|---|---|
| Average Commission Rate | 5.2% | 5.2% | 5.2% |
| Agent-Side Commission | 2.6% | 2.6% | 2.6% |
| Commission per Transaction | $8,190 | $7,800 | $7,150 |
| Licensed Agents (Area) | 55 | — | 8,500 |
| Agents Closing 6+/Year | 12 (22%) | — | 25% |
According to SABOR and TREC data, Cibolo's $8,190 median commission and 650 annual transactions create a $5.3 million commission pool served by just 12 productive agents. An agent capturing 5% market share (33 transactions) earns $270,270 in annual GCI — achievable through dedicated farming in this growing community, according to production analysis.
| Farming Strategy | Monthly Cost | Est. Deals | Annual GCI |
|---|---|---|---|
| Core Subdivision (500 homes) | $600 | 3–6 | $24,570–$49,140 |
| Multi-Subdivision (1,500 homes) | $1,200 | 10–16 | $81,900–$131,040 |
| Cibolo Dominant | $2,000 | 22–30 | $180,180–$245,700 |
Property Tax Analysis
| Taxing Entity | Rate per $100 | Annual Tax on $315,000 Home |
|---|---|---|
| City of Cibolo | $0.4200 | $1,323 |
| Guadalupe County | $0.3200 | $1,008 |
| SCUCISD | $1.2100 | $3,812 |
| ESD #7 | $0.1000 | $315 |
| Total Effective Rate | $2.05 | $6,458 |
According to Guadalupe County Tax Assessor records, Cibolo's $2.05 effective rate produces a $6,458 annual tax bill — among the lowest absolute tax burdens in the San Antonio metro's premium-school-district communities, reflecting both competitive rates and the median price point, according to tax comparison analysis.
USTA Platform Comparison for Cibolo
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo |
|---|---|---|---|---|
| New-Homeowner Lifecycle CRM | Move-in to move-up tracking | No | No | No |
| Military PCS Date Tracking | Automated outreach scheduling | No | No | No |
| Young Family Campaign Library | School + lifestyle templates | No | No | Basic |
| SCUCISD Zone Mapping | Boundary + rating integration | No | No | No |
| Growth Market Demand Signals | Population-driven lead scoring | No | No | No |
| Monthly Cost | $149–$399 | $499+ | $750+ | $395+ |
How to Farm Cibolo TX Effectively
Build a new-homeowner relationship system as your primary pipeline. According to demographic data, Cibolo's 2012 median build year means most homeowners are in their first 5-10 years of ownership — approaching the move-up trigger point. US Tech Automations tracks homeowner tenure and automates equity milestone communications.
Develop military relocation expertise for the 18% military household segment. According to transaction data, VA/military transactions create the most referral-heavy pipeline in Cibolo — each satisfied military client generates an average of 2-3 referrals within their unit.
Position SCUCISD school quality as the core value proposition in all marketing. According to TEA data, the shared district with Schertz means buyers compare both cities — agents who master zone boundaries within both communities capture cross-community transactions.
Target renters in the $275,000-$325,000 qualification range with first-time buyer content. According to SABOR data, this core segment drives 30% of transactions and has the fastest DOM (26 days).
Create move-up content for 2005-2015 homeowners whose families have outgrown starter homes. According to lifecycle data, Cibolo's growth-era homeowners are entering the move-up cycle — a wave of transactions that will intensify over the next 5 years.
Monitor new construction pricing as a competitive benchmark for resale advising. According to builder data, 250-350 new homes annually directly compete with resale inventory and affect pricing strategy.
Develop bilingual marketing capability for the 38% Hispanic population. According to Census Bureau data, the Hispanic segment is growing faster than any other demographic in Cibolo — bilingual agents access this expanding market.
Cross-market with Schertz and Seguin for buyers comparing I-35 corridor options. Adjacent-community knowledge positions agents as corridor experts rather than single-city specialists.
Leverage Cibolo's young demographic in social media marketing. According to engagement data, Cibolo's 35.2 median age responds to social media and digital marketing at higher rates than older communities — invest in Instagram, Facebook, and video content.
Frequently Asked Questions
What is the population of Cibolo TX?
According to Census Bureau data, Cibolo has approximately 35,000 residents — growing from 3,035 in 2000 to its current population, making it one of the fastest-growing cities in Texas by percentage.
What is the median home price in Cibolo TX?
According to SABOR data, Cibolo's median home price is approximately $315,000, providing the I-35 corridor's most affordable entry point for SCUCISD school district access.
How does Cibolo compare to Schertz?
According to comparative data, Cibolo's $315,000 median is approximately 3% below Schertz ($325,000), with Cibolo offering newer housing stock (2012 vs. 2005 median build year) and higher homeownership rates (78% vs. 72%).
What school district serves Cibolo TX?
According to TEA records, SCUCISD serves Cibolo with the same A-rated schools available in neighboring Schertz — including Samuel Clemens and Byron P. Steele high schools.
What is the demographic profile of Cibolo residents?
According to Census Bureau data, Cibolo residents report a $92,000 median household income, 42% college attainment, 35.2 median age, and 78% homeownership — a young, educated, family-oriented community.
Is Cibolo still growing?
According to Census and building permit data, Cibolo continues adding 250-350 new homes annually with population growth of 4-6% per year — growth that has been sustained for over two decades.
What are property taxes in Cibolo TX?
According to Guadalupe County records, Cibolo's effective tax rate is approximately $2.05 per $100, producing annual taxes of roughly $6,458 on a $315,000 home.
How far is Cibolo from San Antonio?
According to distance data, Cibolo is approximately 22 miles northeast of downtown San Antonio via I-35, with commute times of 25-35 minutes to major employment centers.
What percentage of Cibolo residents are military?
According to Census and transaction data, approximately 18% of Cibolo households have military connections through Randolph AFB, with military transactions accounting for a comparable share of annual sales.
Is Cibolo a good place for first-time buyers?
According to affordability analysis, Cibolo's $315,000 median, SCUCISD schools, new housing stock, and strong income-to-price ratio (3.4x) make it one of the San Antonio metro's best first-time buyer communities — with US Tech Automations providing first-time buyer education workflows that nurture leads through the purchasing process.
Conclusion: Cibolo's Young-Family Growth Engine
Cibolo represents the San Antonio metro's most dynamic young-family market — a community that has grown 1,050% in 25 years and continues expanding, driven by SCUCISD school quality, military demand, and the I-35 corridor's dual-metro advantage. The 35.2 median age, 42% married-with-children rate, and 78% homeownership create a farming environment where relationship-building with young families produces compounding returns over the next decade.
The demographic trajectory is clear: Cibolo's first-generation homeowners are entering the move-up cycle, its military families rotate on predictable PCS schedules, and its population growth ensures a continuous stream of new buyers. Agents who establish farming practices now position themselves to capture this transaction wave.
US Tech Automations provides the new-homeowner lifecycle CRM, military PCS tracking, and young-family marketing automation that Cibolo's growth market demands. Start farming Cibolo's demographic growth engine today.
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