Shavano Park

Watch: Hill Country living on the north side

Who picks Shavano Park

Families splitting time between Camp Bullis and Fort Sam Houston, medical staff with a Medical Center or BAMC assignment, and buyers who want a large lot without leaving Loop 1604. It also draws the second-tour family that rented in Stone Oak the first time and now wants trees and a quieter street with the same drives.

What the houses are

Mostly custom single-family homes built from the 1970s through the 1990s on half-acre and larger wooded lots, with a gated newer section on the north end and some rebuilds and heavy remodels throughout. Older houses here mean the roof, the foundation on clay soil, the plumbing, and the HVAC are the inspection conversation, and the price reflects the lot and the location more than the finishes.

The commute

To Camp Bullis: Northwest Military Highway north to I-10, or Loop 1604 west to I-10, then north to Camp Bullis Road; a short drive by north-side standards. To Fort Sam Houston: I-10 or US-281 south, the most workable Fort Sam commute of the Camp Bullis neighborhoods. I measure both at 7:40 a.m. from the address you are serious about; the commute video shows the morning on both roads.

Schools, taxes, and the things to check

• School district named: Northside ISD. Confirm the assigned campuses for the exact address on the district's boundary map.
• Taxes: Bexar Appraisal District, with a city of Shavano Park line on the bill in exchange for the city's own police, fire, and services. No PID or MUD in the established sections.
• The inspection: a 1970s or 1980s house on a large lot means a roof age question, foundation movement in clay soil, cast-iron or older drain lines, and aging HVAC. Find them in the option period and negotiate repairs or price.
• Trees and lot rules: the city has tree preservation rules and building setbacks that affect additions, pools, and outbuildings. Check before you plan a project.
• Insurance: roof age drives the quote here more than anything else; a recent roof is worth real money on the premium.

What 2026 BAH buys here

JBSA is one BAH area: E-5 $1,869, E-6 $2,094, O-3 $2,127, O-4 $2,307 a month with dependents (jbsanantoniohousing.com, January 2026). BAH alone covers roughly $205,000 to $253,000 of price at today's rates, and Shavano Park sits above that for nearly every listing. It is a base-pay-plus-BAH neighborhood, and the exit plan is usually a sale rather than a rental because the payment outruns a BAH-anchored rent. The Camp Bullis page walks that decision.

Questions I get about Shavano Park

Is it part of San Antonio?

No. It is its own city surrounded by San Antonio, with its own police, fire, and city services, and a San Antonio mailing address.

Is there new construction?

Very little. Expect to buy an established house, or a lot with a teardown, and budget for an inspection that takes the house's age seriously.

How does it compare to Stone Oak?

Shavano Park trades Stone Oak's newer houses and amenities for bigger lots, a shorter Bullis drive, and an easier Fort Sam commute. Families who want a modern floor plan and a community pool usually pick Stone Oak; families who want trees and quiet pick here.

Fifteen minutes before you commit to anything

If you are buying in San Antonio in the next 12 months, book 15 minutes on my calendar. You will leave with both JBSA commutes mapped against your report date, your BAH against the real payment in Shavano Park, and an exit plan if orders come early. Straight answers, no pitch.

Book a 15-Minute Fit Call

Or call 210-906-0829. Back to the Camp Bullis page or the PCS to San Antonio hub.