Schertz TX Real Estate Market Data 2026
Key Takeaways:
Schertz is a city spanning Guadalupe and Bexar Counties in Texas, located approximately 18 miles northeast of downtown San Antonio along the Interstate 35 corridor — a fast-growing suburban community that benefits from both San Antonio and Austin metro proximity
The $325,000 median home price and 1,100 annual transactions position Schertz as the San Antonio metro's premier mid-market farming opportunity, balancing volume with per-transaction value
Schertz-Cibolo-Universal City ISD (SCUCISD) serves the area with strong TEA ratings, creating a school-driven demand floor that supports property values across market cycles
Military influence from nearby Randolph AFB generates a consistent relocation pipeline that accounts for approximately 20% of annual transactions — a unique demand driver that requires specialized marketing
US Tech Automations helps agents farm Schertz's military-influenced, high-volume suburban market with military relocation CRM workflows, school district tracking, and I-35 corridor market monitoring automation
Schertz Market Fundamentals
Schertz is a city primarily in Guadalupe County with portions in Bexar and Comal Counties, Texas, located approximately 18 miles northeast of downtown San Antonio along the Interstate 35 corridor in the San Antonio metropolitan area. The city's strategic position between San Antonio and Austin — with I-35 providing direct access to both metros — creates a dual-market advantage that neighboring communities like Cibolo and Seguin also leverage but Schertz commands most effectively due to its larger commercial base and established infrastructure, according to Guadalupe County geographic records.
What are the real estate market fundamentals in Schertz TX? According to San Antonio Board of Realtors (SABOR) data, Schertz's $325,000 median home price and 1,100 annual transactions make it the highest-volume suburban market along the I-35 northeast corridor. The city's 3.2 months of housing supply indicates a seller-leaning market — tighter than the metro average of 3.8 months — driven by military relocation demand, school district quality, and the I-35 dual-metro commute advantage, according to market fundamentals analysis.
| Market Fundamental | Schertz TX | Cibolo TX | New Braunfels TX | SA Metro |
|---|---|---|---|---|
| Median Sale Price | $325,000 | $315,000 | $365,000 | $275,000 |
| Average Sale Price | $345,000 | $332,000 | $395,000 | $310,000 |
| Annual Transactions | 1,100 | 650 | 2,200 | 38,000 |
| Months of Supply | 3.2 | 2.8 | 3.8 | 3.8 |
| Average DOM | 32 | 28 | 38 | 42 |
| Sale-to-List Ratio | 97.2% | 97.5% | 96.5% | 96.5% |
According to SABOR data, Schertz's 97.2% sale-to-list ratio and 32-day average DOM indicate a market where properly priced homes sell quickly and close near asking price. The 1,100 annual transactions represent a deep enough market to support multiple farming agents — unlike smaller communities where one dominant agent can capture a disproportionate share, according to market depth analysis.
Schertz's $325,000 median home price represents a 47% premium over inner San Antonio ($220,000) but a 24% discount versus north-side premium communities like Stone Oak ($425,000) — the mid-market sweet spot that generates the San Antonio metro's highest transaction volume among suburban communities, according to SABOR price comparison data.
Transaction Volume Analysis
| Transaction Metric | Schertz TX | NE Corridor Avg. | SA Metro |
|---|---|---|---|
| Annual Closed Sales | 1,100 | 450 | 38,000 |
| Monthly Average Sales | 92 | 38 | 3,167 |
| Peak Month Sales (June) | 120 | 55 | 4,200 |
| Trough Month Sales (Jan) | 65 | 25 | 2,400 |
| Cash Transactions | 18% | 15% | 20% |
| Military/VA Transactions | 20% | 12% | 8% |
How many homes sell in Schertz TX annually? According to SABOR transaction data, Schertz's 1,100 annual transactions — 92 per month — create a farming environment with sufficient volume for predictable deal flow. The 20% military/VA transaction share, driven by Randolph AFB proximity, creates a distinct buyer segment that requires VA loan expertise and military relocation understanding, according to transaction analysis.
According to military housing analysis, the San Antonio-area E-7 with dependents BAH rate of $1,851/month qualifies for $290,000-$310,000 with a VA loan — landing precisely in Schertz's core price segment and explaining the 20% military transaction share.
According to military relocation data, Randolph AFB's permanent change of station (PCS) cycles generate predictable seasonal demand spikes in spring and summer months, when military families relocate. Agents who understand PCS timelines, BAH (Basic Allowance for Housing) rates, and VA loan requirements capture this recurring demand pipeline that civilian-focused agents miss, according to military housing analysis. US Tech Automations military relocation workflows automate BAH-to-mortgage qualification calculations and PCS timeline tracking.
Price Distribution by Segment
| Price Range | Transaction Share | Buyer Profile | Avg. DOM |
|---|---|---|---|
| Under $250,000 | 10% | VA buyers, investors | 22 |
| $250,000–$300,000 | 25% | Military, first-time | 26 |
| $300,000–$350,000 | 30% | Core family market | 30 |
| $350,000–$425,000 | 22% | Move-up buyers | 35 |
| $425,000–$550,000 | 10% | Premium suburban | 42 |
| $550,000+ | 3% | Executive/custom | 55 |
According to SABOR price distribution data, the $250,000-$350,000 range drives 55% of all Schertz transactions — a concentrated core market that aligns with both military BAH rates and median household income qualification. The $425,000+ segment is growing as Schertz's newer subdivisions deliver larger, premium homes that attract buyers from more expensive areas, according to price tier analysis.
According to Department of Defense BAH data, the San Antonio-area E-7 with dependents BAH rate of $1,851/month qualifies for approximately $290,000-$310,000 in purchasing power with a VA loan — landing precisely in Schertz's core price segment, which explains the 20% military transaction share.
Historical Market Performance
| Year | Median Price | YoY Change | Annual Sales | Months Supply |
|---|---|---|---|---|
| 2021 | $290,000 | +15.2% | 1,200 | 1.1 |
| 2022 | $330,000 | +13.8% | 1,050 | 1.8 |
| 2023 | $320,000 | -3.0% | 980 | 3.5 |
| 2024 | $318,000 | -0.6% | 1,050 | 3.4 |
| 2025 | $325,000 | +2.2% | 1,100 | 3.2 |
According to SABOR historical data, Schertz experienced a typical Texas suburban cycle — strong pandemic appreciation (15.2% in 2021), followed by correction and stabilization in 2023-2024, and renewed growth in 2025. The recovery to $325,000 and 1,100 transactions indicates the market has absorbed the post-pandemic correction and returned to sustainable growth, according to cycle analysis.
Has the Schertz market recovered? According to trend analysis, Schertz's 2025 median of $325,000 remains slightly below the 2022 peak of $330,000, but transaction volume (1,100) and tightening supply (3.2 months vs. 3.5 in 2023) indicate positive momentum. The market's military demand floor — Randolph AFB isn't relocating — provides baseline resilience unavailable in purely civilian-driven markets, according to recovery assessment.
Employment and Economic Base
| Employer/Sector | Jobs | Housing Impact | Buyer Type |
|---|---|---|---|
| Randolph AFB (Military) | 10,000+ | Military relocation | VA buyers |
| Amazon Fulfillment Center | 1,500+ | Workforce housing | Entry-level buyers |
| Caterpillar Inc. | 700+ | Professional housing | Mid-market buyers |
| SCUCISD | 3,000+ | Education workforce | Family buyers |
| Retail/Commercial (I-35) | 5,000+ | Service sector | Starter homes |
| San Antonio commuters | — | Bedroom community | All segments |
According to Texas Workforce Commission data, Schertz's diversified employment base — military, logistics, manufacturing, education, and commercial — provides economic resilience that single-employer communities lack. The Amazon fulfillment center and Caterpillar facility add private-sector job stability that supplements the military baseline, according to economic analysis.
School District Analysis
| School | Rating | Enrollment Trend | Zone Premium |
|---|---|---|---|
| Samuel Clemens HS | A-rated | Growing | +5% |
| Byron P. Steele HS | A-rated | Stable | +6% |
| Wiederstein Elementary | Exemplary | Growing | +4% |
| Schertz Elementary | Recognized | Stable | Baseline |
| Rose Garden Elementary | Exemplary | Growing | +5% |
According to TEA ratings data, SCUCISD's consistent performance creates a school-driven demand floor that supports Schertz property values. Samuel Clemens and Byron P. Steele high schools both carry A ratings, with attendance zone boundaries creating measurable price differentials that agents should understand and communicate, according to school premium analysis.
Neighborhood and Subdivision Analysis
| Subdivision | Median Price | Annual Sales | Year Built | Character |
|---|---|---|---|---|
| Schertz Pkwy North | $365,000 | 95 | 2014 | Premium family |
| Scenic Hills | $345,000 | 80 | 2008 | Established premium |
| Ashley Place | $310,000 | 70 | 2005 | Mid-market core |
| Schertz North | $295,000 | 85 | 2002 | Value suburban |
| Old Town Schertz | $275,000 | 45 | 1975 | Character/renovation |
| Wortham Oaks | $340,000 | 75 | 2012 | Family-oriented |
| FM 78 Corridor | $280,000 | 65 | 1998 | Entry suburban |
According to SABOR subdivision-level data, Schertz's subdivisions span a $90,000 range from FM 78 Corridor ($280,000) to Schertz Parkway North ($365,000) — creating an internal move-up ladder where agents can serve clients through multiple transactions within the same community. Old Town Schertz offers renovation opportunity for buyers seeking character homes at below-market prices, according to subdivision analysis.
Which Schertz neighborhood is best for families? According to SABOR and school boundary data, Scenic Hills, Wortham Oaks, and Schertz Parkway North subdivisions combine A-rated SCUCISD school proximity with family-oriented amenities (parks, sidewalks, community pools). Agents who master the nuances between these subdivisions — lot sizes, HOA fees, school bus routes — differentiate from agents who treat Schertz as a monolithic market, according to family buyer analysis.
Inventory and Supply Dynamics
| Supply Indicator | Schertz TX | NE Corridor | SA Metro |
|---|---|---|---|
| Active Listings (Avg.) | 165 | 420 | 5,200 |
| New Listings/Month | 95 | 240 | 2,800 |
| Months of Supply | 3.2 | 3.5 | 3.8 |
| Absorption Rate | 82% | 78% | 72% |
| Expired/Withdrawn Rate | 10% | 12% | 15% |
| New Construction Share | 18% | 22% | 18% |
According to SABOR inventory data, Schertz's 82% absorption rate — meaning 82% of listed homes sell rather than expire — exceeds the metro average by 10 percentage points. The 3.2-month supply indicates a market that leans toward sellers, particularly in the $275,000-$350,000 core segment where military BAH rates and family demand converge to create the tightest competition, according to supply analysis.
According to seasonal patterns, Schertz experiences pronounced inventory fluctuations tied to military PCS cycles. Spring and early summer (April-July) see both listing increases and buyer surges, while fall and winter feature reduced activity but less competition for available properties. Agents who communicate these seasonal dynamics help clients make better-timed decisions, according to seasonal inventory analysis.
Rental Market Context
| Rental Indicator | Schertz TX | NE Corridor | SA Metro |
|---|---|---|---|
| Median Rent (3BR SFH) | $1,800 | $1,750 | $1,650 |
| Rent YoY Change | +3.5% | +3.2% | +3.2% |
| Rental Vacancy Rate | 4.2% | 4.8% | 6.0% |
| Rent-to-Price Ratio | 0.66% | 0.65% | 0.72% |
| Avg. Lease Duration | 15 months | 14 months | 12 months |
According to rental market data, Schertz's 4.2% vacancy rate and 3.5% rent growth indicate strong tenant demand — particularly from military families who rent during their first year at Randolph before purchasing. These renter-to-buyer conversions represent a predictable pipeline: agents who build relationships with military renters during their initial lease capture the purchase transaction 12-18 months later, according to rental conversion analysis.
Property Tax Analysis
| Taxing Entity | Rate per $100 | Annual Tax on $325,000 Home |
|---|---|---|
| City of Schertz | $0.4858 | $1,579 |
| Guadalupe County | $0.3200 | $1,040 |
| SCUCISD | $1.2100 | $3,933 |
| ESD #7 | $0.1000 | $325 |
| Total Effective Rate | $2.12 | $6,876 |
According to Guadalupe County Tax Assessor records, Schertz's $2.12 effective rate produces a $6,876 annual tax bill — competitive within the San Antonio metro and significantly below San Antonio's effective rate of $2.35+. The Guadalupe County portion offers lower county rates than homes in the Bexar County section of Schertz, creating micro-level tax variations, according to tax comparison data.
Do taxes differ between the Guadalupe and Bexar County portions of Schertz? According to tax assessor records, homes in the Bexar County portion of Schertz fall under Bexar County's $0.258 rate versus Guadalupe County's $0.320 rate — a small but meaningful difference that accumulates over ownership duration and affects comparative pricing between otherwise similar properties, according to cross-county tax analysis.
USTA Platform Comparison for Schertz
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo |
|---|---|---|---|---|
| Military Relocation CRM | PCS tracking, BAH calculator | No | No | No |
| VA Loan Qualification Tool | BAH-to-mortgage automation | No | No | No |
| School Zone Premium Tracking | SCUCISD boundary mapping | No | No | No |
| I-35 Corridor Monitoring | Dual-metro market tracking | No | No | No |
| Builder Competition Alerts | New construction price changes | Limited | No | No |
| Monthly Cost | $149–$399 | $499+ | $750+ | $395+ |
How to Farm Schertz TX Effectively
Develop military relocation expertise as a primary differentiator. According to transaction data, 20% of Schertz sales involve military buyers — US Tech Automations PCS tracking and BAH calculator workflows automate the military-specific communication that wins this loyal, referral-heavy segment.
Master VA loan qualification requirements and communicate them proactively to military buyers. According to VA data, the zero-down-payment advantage makes VA buyers the fastest-qualifying segment in Schertz's core price range.
Position Schertz's I-35 dual-metro advantage in relocation marketing. According to commute data, Schertz offers 25-minute access to northeast San Antonio and 45-minute access to south Austin — a dual-metro advantage that Cibolo and Seguin cannot match as effectively.
Track SCUCISD school zone boundaries and communicate A-rated campus advantages. According to TEA data, school zone placement creates 4-6% price premiums that informed agents leverage in both buyer and seller consultations.
Monitor Amazon and Caterpillar hiring cycles as leading indicators for housing demand. According to employment data, major employer expansion announcements precede housing demand spikes by 3-6 months.
Build a first-time buyer pipeline targeting renters in the $250,000-$300,000 qualification range. According to SABOR data, this segment drives 25% of transactions and has the fastest absorption rate.
Create content comparing Schertz to New Braunfels and Cibolo for buyer education. According to buyer behavior data, I-35 corridor buyers compare all three communities before deciding.
Develop seasonal marketing aligned with military PCS cycles (spring/summer peak). According to military data, PCS moves cluster in May-August, creating predictable demand spikes that prepared agents capture.
Leverage Schertz's commercial growth (I-35 retail corridor) in quality-of-life marketing. The expanding retail, dining, and entertainment infrastructure reduces the "bedroom community" perception and supports property values.
Frequently Asked Questions
What is the median home price in Schertz TX?
According to SABOR data, Schertz's median home price is approximately $325,000, with 2.2% year-over-year appreciation and the market showing steady recovery from the 2023 correction.
How many homes sell in Schertz annually?
According to SABOR data, Schertz averages approximately 1,100 residential transactions per year — the highest volume among I-35 northeast corridor communities, generating deep farming opportunity.
What school district serves Schertz TX?
According to TEA records, Schertz-Cibolo-Universal City ISD (SCUCISD) serves the area with consistently strong ratings, including A-rated Samuel Clemens and Byron P. Steele high schools.
How does Schertz compare to Cibolo?
According to comparative data, Schertz's $325,000 median is approximately 3% above Cibolo ($315,000), with Schertz offering more established commercial infrastructure and higher transaction volume (1,100 vs. 650 annually).
What percentage of Schertz buyers are military?
According to transaction analysis, approximately 20% of Schertz transactions involve military buyers using VA financing — driven by proximity to Randolph AFB and alignment of BAH rates with Schertz's core price segment.
Is Schertz a good area for first-time buyers?
According to affordability analysis, Schertz's $250,000-$325,000 core market aligns with first-time buyer qualification ranges, and the 10% sub-$250,000 segment provides entry-level options that many San Antonio suburban communities lack.
What are property taxes in Schertz TX?
According to Guadalupe County records, Schertz's effective tax rate is approximately $2.12 per $100, producing annual taxes of roughly $6,876 on a $325,000 home — competitive within the San Antonio metro.
How far is Schertz from San Antonio?
According to distance data, Schertz is approximately 18 miles northeast of downtown San Antonio via I-35, with commute times of 20-30 minutes to northeast San Antonio employment centers.
Is the Schertz market still recovering from the 2023 slowdown?
According to SABOR trend data, Schertz's 2025 metrics — $325,000 median, 1,100 transactions, 3.2-month supply — indicate the market has substantially recovered, with military demand providing a floor that accelerated the recovery.
What is the best farming strategy for Schertz TX?
According to market analysis, combining military relocation expertise with SCUCISD school zone knowledge creates a dual-specialization that captures both the consistent military pipeline and family buyer demand — a strategy that US Tech Automations military CRM workflows automate effectively.
Housing Stock Profile
| Housing Characteristic | Schertz TX | Market Impact |
|---|---|---|
| Total Housing Units | 16,500 | Deep inventory base |
| Median Year Built | 2005 | Modern stock, minimal renovation |
| Homes Built Pre-1990 | 12% | Original Schertz core |
| Homes Built 1990-2010 | 48% | Growth-era development |
| Homes Built 2010+ | 40% | Modern construction |
| Avg. Home Size | 2,100 sq ft | Family-oriented |
| Avg. Lot Size | 0.18 acres | Standard suburban |
According to Guadalupe County and Bexar County property records, Schertz's 2005 median build year and 88% post-1990 construction means most housing stock is in good condition with modern floor plans. The minimal renovation demand simplifies buyer expectations but reduces the value-add opportunity that renovation-heavy markets offer, according to housing stock analysis.
Conclusion: Schertz's Military-Anchored Mid-Market Opportunity
Schertz represents the San Antonio metro's most balanced mid-market farming opportunity — 1,100 annual transactions at a $325,000 median, anchored by military demand from Randolph AFB and school quality from SCUCISD. The I-35 corridor dual-metro advantage, diversified employment base, and growing commercial infrastructure create a market with multiple independent demand drivers.
The 20% military transaction share provides a unique advantage: unlike civilian-only markets that fluctuate with broader economic cycles, military relocation demand is budget-driven and predictable. Agents who master VA loan expertise and PCS timing capture a recurring pipeline that compounds with each successful military client referral.
US Tech Automations provides the military relocation CRM, VA qualification tools, and I-35 corridor market monitoring that Schertz's multi-segment market demands. Start farming Schertz's military-anchored opportunity today.
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Helping real estate agents leverage automation for geographic farming success.
