The Highlands Homes for Sale Bulverde TX | No HOA Acreage Custom Home Community | Comal ISD Smithson Valley | Wooded Lots 1-3 Acres | Sable Realty Group
Bulverde, Texas • Comal County • Comal ISD
The Highlands
No HOA • 1–3+ Acre Wooded Lots • Custom Homes • Elevated Hill Country
Above the Noise. Into the Hill Country.
The Highlands is one of Bulverde's most peaceful and consistently desirable acreage communities — a quiet Hill Country enclave where 1 to 3+ acre wooded homesites, custom-built homes, and elevated terrain define a lifestyle built around privacy, space, and the natural character of the land. True to its name, The Highlands occupies elevated Hill Country ground — rolling topography that rises above the surrounding corridor, offering wooded seclusion and the kind of quiet that buyers who have lived in dense suburban communities specifically seek when they decide it is time for something different.
Homes in The Highlands range from 2,200 to over 4,000 square feet — all custom-built on large wooded lots with long private driveways, generous outdoor living areas, and individual architectural character. The community carries no HOA: no annual dues, no architectural review board, no mandatory assessments. County building codes and zoning apply, but the freedom to use and improve a custom acreage homesite without association governance is the defining feature that attracts a specific and serious buyer to The Highlands over amenity-heavy or HOA-governed alternatives in the corridor.
Despite the serene, wooded setting, The Highlands remains genuinely close to everyday essentials — H-E-B, Walmart, Target, Home Depot, and Lowe's are all within 10–20 minutes, and Highway 281 provides straightforward access to Spring Branch, New Braunfels, Canyon Lake, and North San Antonio. Zoned to Comal ISD and feeding into Smithson Valley High School, The Highlands offers the no-HOA custom acreage lifestyle alongside a school profile that consistently ranks among the strongest in the greater San Antonio metropolitan area.
The Highlands carries zero annual HOA dues — and with a price range starting in the mid-$500,000s on 1–3+ acre wooded lots, it represents the most accessible entry point into the no-HOA custom acreage lifestyle available in the Bulverde corridor. For buyers who want acreage, privacy, custom construction, and freedom from association governance — but who are not yet at the price point of the corridor's more expensive no-HOA communities — The Highlands is the answer.
Why Buyers Choose The Highlands
The Highlands carries zero annual HOA dues — and at a price range starting in the mid-$500,000s, it delivers the no-HOA custom acreage lifestyle at the most accessible entry point in the Bulverde corridor. For buyers who have made freedom from association governance a non-negotiable requirement but who are working within a tighter budget than the corridor's most expensive no-HOA acreage communities, The Highlands provides the same core lifestyle at a meaningfully lower cost of entry. No board, no dues, no restrictions beyond county codes — starting at $550,000.
The Highlands earns its name from the elevated Hill Country ground it occupies — rising terrain that provides a natural sense of separation from the busy 281 corridor below, enhanced privacy from adjacent properties, and the elevated wooded setting that defines the most desirable Hill Country real estate. Select homesites capture genuine elevated views across rolling oak-covered terrain. The topography itself is part of the lifestyle at The Highlands — and it is not something that flat suburban neighborhoods or lower-elevation communities in the corridor can manufacture.
Every homesite in The Highlands is a minimum of one acre — wooded with mature live oaks and cedar, shaped by the natural Hill Country topography, and sized for the long private driveways, outdoor living spaces, and genuine sense of land ownership that acreage buyers seek. Select lots exceed three acres, offering the extended estate footprint that buyers upgrading from smaller-lot neighborhoods specifically want when they make the move to acreage living in the Bulverde corridor.
Every home in The Highlands is custom-built — no production builders, no identical floor plans repeated lot after lot, no tract neighborhood character. The result is an architecturally diverse community where each home reflects individual design intent, construction quality, and land use decisions that respond specifically to the natural character of the homesite. For buyers who have spent years looking at production neighborhoods and simply want a home that was built for the specific land it sits on, The Highlands delivers that without requiring a seven-figure budget to access it.
The Highlands is zoned to Comal ISD — consistently one of the highest-rated school districts in the greater San Antonio metro — and feeds into Smithson Valley High School, one of the top-performing high school campuses in the region. The no-HOA, no-dues freedom of The Highlands combined with a Comal ISD / Smithson Valley school profile is a combination that very few custom acreage communities in the Bulverde corridor can offer. For buyers who want acreage independence and top-rated schools at the same address, The Highlands consistently leads the conversation.
The Highlands is defined by a pervading sense of quiet that residents consistently cite as the feature they value most after moving in. Mature live oak and cedar canopy, large lot buffers between neighbors, long private driveways, and low-traffic estate-style road layout combine to produce a neighborhood that feels removed from the busy 281 corridor despite being minutes from all the essentials it offers. Native wildlife — white-tailed deer, wild turkey, native birds — are daily participants in The Highlands lifestyle in a way that no amenity package can replicate or replace.
Market at a Glance
The Highlands represents the most accessible entry point into the no-HOA custom acreage lifestyle in Bulverde — a consistent mid-luxury performer with a loyal buyer profile that prizes elevated privacy, wooded lots, and zero association overhead over resort amenities and gated infrastructure.
The Highlands occupies a well-defined sweet spot in the Bulverde acreage market — starting approximately $100,000 lower than many comparable no-HOA custom acreage communities in the corridor. Most homes sell between $600,000 and $850,000. Premium 2–3 acre lots or fully updated custom estates with exceptional finishes or elevated views reach $900,000–$1,000,000+. For buyers who want the no-HOA acreage lifestyle with Smithson Valley schools and have been priced out of the corridor's most expensive communities, The Highlands is the most compelling option available.
Competitive pricing for custom acreage construction in the Bulverde/Spring Branch corridor — reflecting genuine market value for custom-only homes on 1–3+ acre wooded Hill Country lots within top-rated Comal ISD. Premium updated homes with exceptional outdoor living build-out or elevated view lots can exceed $250 per square foot. The accessible $/SF range is part of what makes The Highlands the preferred entry point into Bulverde's no-HOA custom acreage tier.
No HOA. No annual dues. No architectural review board. No mandatory fees. The Highlands operates under Comal County building codes and deed restrictions only — no homeowners association, no community governance, and no overhead beyond property taxes and utilities. At a starting price point in the mid-$500,000s, The Highlands delivers the no-HOA custom acreage lifestyle at the most accessible budget in the Bulverde corridor.
Custom acreage homes in this price tier attract deliberate buyers who take appropriate time to evaluate lot quality, tree canopy, privacy, elevation, and orientation before committing. Well-priced homes in The Highlands typically move in 45–90 days. Larger or older homes requiring updates may extend to 90–150 days — consistent with the custom acreage tier where buyers are making a long-term lifestyle investment rather than a quick transactional decision.
Custom-built homes with individually designed Hill Country-inspired floorplans — generous living areas, dedicated outdoor living, and layouts that respond thoughtfully to the natural terrain and tree canopy of each homesite. The majority of Highlands homes fall in the 2,600–3,600 square foot range. Some homes exceed 4,200 square feet on the largest lots, with outdoor living areas that meaningfully extend usable entertaining and lifestyle space beyond the interior footprint.
Homesites range from 1 to over 3 acres — wooded with mature live oak and cedar, shaped by the natural elevated Hill Country terrain, and sized to ensure meaningful privacy buffers between neighboring properties. The 1-acre minimum provides a genuinely spacious homesite while the 2–3+ acre premium lots deliver the extended footprint that buyers seeking the full estate acreage experience want — at a price point that remains below the most expensive no-HOA acreage communities in the corridor.
Schools Serving The Highlands
The Highlands is zoned to Comal ISD and feeds into Smithson Valley High School — one of the most respected school progressions in the greater San Antonio metro. No-HOA acreage freedom and top-rated schools at the same address, at the corridor's most accessible acreage price point.
Primary elementary campus serving The Highlands within Comal ISD's A-rated district. Part of the Smithson Valley feeder pattern — a strong academic start in one of the most consistently respected school districts in the greater San Antonio metropolitan area. Always verify your specific lot's campus assignment using the Comal ISD boundary tool before purchasing.
Part of the Smithson Valley High School feeder pattern within Comal ISD. Spring Branch Middle School serves the Bulverde corridor with strong academics, competitive athletics, and an active extracurricular program that prepares students effectively for Smithson Valley High School's rigorous academic and activity offerings.
One of Comal County's most respected high school campuses — robust AP curriculum, dual-credit opportunities, competitive athletics, and strong college placement outcomes. Smithson Valley consistently ranks among the top-performing high school campuses in the greater San Antonio–New Braunfels corridor and is a meaningful long-term value driver for every property in The Highlands that carries a Comal ISD assignment.
Note: Attendance zones can vary by specific lot location within The Highlands. Always verify your assigned campus using the Comal ISD boundary tool before purchasing. Johnny can connect you with resources to confirm school assignments for any property you are considering.
Bulverde, Spring Branch & the Hill Country
The Highlands puts residents within minutes of Spring Branch and Bulverde essentials, a comfortable scenic drive from Hill Country dining destinations, and straightforward access to the full restaurant and retail corridors of North San Antonio and New Braunfels via Highway 281.
Set on the banks of the Guadalupe River in Gruene. One of the most iconic Hill Country dining experiences in Texas — and one of the destinations that reminds Highlands residents exactly why they chose elevated Bulverde acreage living over a conventional suburban neighborhood. The canyon road drive is part of the experience, and the Gristmill delivers on the expectation at the other end of it.
One of San Antonio's premier steakhouse destinations in the Stone Oak corridor — prime cuts, a sophisticated wine program, and a polished atmosphere suited for executive entertaining and landmark evenings. The consistent first choice for Highlands residents making the drive south on 281 for a proper dinner that warrants the occasion.
A Bulverde neighborhood staple and the reliable local option for Highlands residents who want a relaxed weeknight dinner within 10 minutes without committing to a longer drive into New Braunfels or San Antonio. Hearty Texas comfort food and a welcoming local atmosphere — exactly what it should be.
New Braunfels' premier destination for a refined yet relaxed evening — creative seasonal menus, an excellent wine program, and a sophisticated atmosphere. The consistent choice for a special-occasion dinner within comfortable reach of The Highlands, and one that earns its regular spot on the calendar for residents who discover it.
Beloved Hill Country Italian near Canyon Lake — authentic pasta, intimate atmosphere, and a thoughtful wine list. An ideal mid-distance option for Highlands residents who want a quality evening out without the San Antonio or New Braunfels drive. Best paired with an afternoon spent on the water before dinner.
The definitive steakhouse of the New Braunfels corridor — exceptional prime cuts, curated wine list, and a polished atmosphere that makes it the natural choice for the kind of evening that warrants a proper drive and a proper table. One of the most consistently excellent dinner destinations accessible from The Highlands.
Everything Within Reach, Nothing Overhead
H-E-B Spring Branch and everyday essentials are under 12 minutes. Full retail corridors in New Braunfels and North San Antonio are 20–30 minutes out — La Cantera luxury retail accessible in 30–35 minutes via Highway 281.
- H-E-B Spring Branch Full grocery, pharmacy, curbside
- Walmart Groceries + general merchandise
- Target ~20 min — Bulverde/281 corridor
- Walgreens Pharmacy + everyday convenience
- CVS Pharmacy Health + personal care
- Tractor Supply Co. Feed, fencing, livestock
- Home Depot Hardware, appliances, lumber
- Lowe's Tools, flooring, garden
- Floor & Decor Tile, hardwood, natural stone
- Ace Hardware Local hardware + propane
- Target Clothing, home goods, basics
- JCPenney Apparel, shoes, accessories
- DSW Designer shoe warehouse
- Ulta Beauty Cosmetics, skincare, hair
- Dick's Sporting Goods Athletic + outdoor gear
- Best Buy ~25 min — New Braunfels
- Apple Store ~35 min — La Cantera
- AT&T & Verizon Wireless — local stores
- Costco ~30 min — bulk warehouse
- Sam's Club ~25 min — wholesale retail
- PetSmart Pet supplies, grooming, vet
- Petco Pet health + nutrition
- Tractor Supply Co. Farm, ranch, livestock
- Bass Pro Shops ~30 min — The Rim, SA
- Academy Sports ~20 min — outdoor + athletic
- Neiman Marcus La Cantera
- Louis Vuitton La Cantera
- Tiffany & Co. La Cantera
- RH — Restoration Hardware La Cantera
- Total Wine & More The Rim
- Pottery Barn The Rim
Elevated Living, Connected to Everything
One of Texas' most pristine highland reservoirs — boating, fishing, sailing, and lakeside relaxation with a Hill Country backdrop. From The Highlands, Canyon Lake is a 15-minute drive for an afternoon on the water — close enough to feel like a local amenity rather than a special destination. A natural outdoor extension of the elevated wooded lifestyle that defines life in The Highlands.
The legendary Hill Country river — tubing, kayaking, fishing, and riverside relaxation along one of Central Texas' most beloved waterways. The canyon roads connecting The Highlands to the Guadalupe are themselves part of the Hill Country experience, winding through some of the most scenic terrain in the region before delivering you to one of its most iconic destinations.
Texas' largest known natural caverns — underground tours, outdoor discovery village, and zip-lining. A world-class family attraction within easy reach of The Highlands — consistently memorable and accessible enough to become a recurring destination for families in the community rather than a once-a-year event.
A drive-through safari with over 40 species across 450 acres of Hill Country terrain — one of the most distinctive family attractions in the greater San Antonio region. Accessible from The Highlands in 20 minutes, it becomes part of the activity rotation for families who discover it shortly after moving into the community.
Texas' oldest operating dance hall, the Gristmill River Restaurant, boutique shops, and a 19th-century riverside village. The kind of destination that Highlands residents claim as their own — a 30-minute Hill Country drive that earns the effort with an evening that feels genuinely removed from the pressures and noise of everyday life.
World-class dining, culture, arts, and one of America's most iconic city centers — accessible in 40–50 minutes via Highway 281. Highlands residents live in an elevated, wooded Hill Country community with complete acreage freedom and no HOA overhead — while retaining full access to a major metropolitan center just south on the same highway that connects to their private driveway.
Commutes, Utilities & Life Without an HOA
| H-E-B Spring Branch | 8–12 min |
| Canyon Lake | 15–20 min |
| Bulverde Town Center | 10–15 min |
| Natural Bridge Caverns | ~20 min |
| North San Antonio / Stone Oak | 20–25 min |
| La Cantera / The Rim | 30–35 min |
| San Antonio (Downtown) | 40–50 min |
| Austin (Downtown) | 55–65 min |
All times are estimates under normal traffic conditions. Highway 281 provides a direct corridor from The Highlands into North San Antonio — making the elevated, private wooded setting of this community far more accessible than the acreage lifestyle it delivers would suggest.
Zero annual dues. No architectural review board. No board governance. No community restrictions beyond Comal County codes and standard deed restrictions. For buyers at The Highlands' price point who have been priced out of the corridor's most expensive no-HOA acreage communities, the same freedom — no fees, no oversight, no mandatory assessments — is available here starting in the mid-$500,000s. The Highlands is where the no-HOA acreage lifestyle becomes financially accessible without compromising on schools, privacy, or custom construction quality.
Most Highlands homes rely on private wells — standard for 1–3+ acre custom acreage homesites in the Bulverde corridor and an important consideration for buyers transitioning from municipal water service. All homes use individual septic systems. Electric is provided by Pedernales Electric Cooperative (PEC). Fiber internet availability varies by section — verify service availability for your specific homesite before purchasing, as coverage in the Bulverde corridor continues to expand.
The Highlands' elevated Hill Country position brings native Texas wildlife into daily life — white-tailed deer, wild turkey, native songbirds, and the natural Hill Country ecosystem are active regularly throughout the community. The elevated terrain enhances drainage, provides natural privacy, and gives select lots genuine elevated view corridors across the rolling Hill Country below. For buyers who moved to an acreage community specifically to live within the natural landscape rather than adjacent to it, The Highlands delivers that experience in a way that the price point alone does not fully convey.
Listings in The Highlands
Live MLS Listings — Updated Daily via SABOR
No-HOA custom acreage inventory at The Highlands' price point is among the most consistently in-demand listings in the Bulverde corridor. When a property comes to market here, buyers who have been specifically searching for this combination — acreage, no fees, Smithson Valley schools, accessible price — move quickly. Contact Johnny now for current inventory and any off-market opportunities.
Request Current ListingsReady for Elevated Acreage Living Without the HOA Price Tag?
The Highlands delivers what the right buyer has been searching for — 1 to 3+ wooded acres on elevated Hill Country terrain, custom homes, Smithson Valley schools, and zero HOA overhead, at the most accessible price point in Bulverde's no-HOA acreage tier. Johnny Lopez and Sable Realty Group know every section of this community and every value opportunity the current market is offering.