Shavano Park at a Glance
| Figure | Value | Source, as of |
|---|---|---|
| Population, 2020 Census | 3,524 | U.S. Census Bureau |
| Population, current estimate | 3,670 | Census Reporter, ACS 2024 5-yr |
| Median household income | $164,583 (±$53,588) | Census Reporter, ACS 2024 5-yr |
| Median age | 49.9 | Census Reporter, ACS 2024 5-yr |
| School district (city limits) | Northside ISD | Northside ISD, Blattman Elementary |
| City share of total tax bill | ~15% | City of Shavano Park |
The wide margin on that income figure is worth sitting with: at fewer than 1,400 households, small-sample Census estimates move around more than they would for a bigger city, so treat it as a range, not a fixed number.
Shavano Park is entirely surrounded by San Antonio, incorporated in 1956, and runs its own police and fire departments instead of contracting them out.
The Eight Subdivisions, Not Just Three
Most coverage of this city stops at Willow Wood, Huntington, and Bentley Manor. The city’s own community page lists eight.
| Subdivision | Typical lot size | Water provider | Notes |
|---|---|---|---|
| Old Shavano Park, older/eastern section | Approaching 5 acres | City of Shavano Park system | Pre-1956, rural feel, no curbs |
| Old Shavano Park, 1970s/western section | 0.7-acre minimum | City of Shavano Park system | Developed in the 1970s |
| Shavano Estates | Not separately detailed by the city | City of Shavano Park system | Grouped with Old Shavano Park in city water records |
| Shavano Creek | 0.7-acre minimum (zoning-derived) | SAWS | Southwest corner, own HOA |
| De Zavala Estates | 2 to 6 acres | SAWS | Eight homes, gated |
| Bentley Manor | 2,500 to 9,500 sq ft homes, 3 sections | SAWS | 323 homes; Cottage Estates and Garden Villas are zero-lot-line, The Estates sit on roughly 0.7-acre lots |
| Huntington | 1-acre minimum, 142 lots | SAWS | 24-hour guard gate |
| Willow Wood | 0.36 to 0.7 acre, 93 homes on 49 acres | SAWS | Walking distance to the Shavano Park Tennis Club |
Water provider is the clearest practical split in this table. Everything the city lists as SAWS-served pays SAWS rates and follows SAWS restrictions; Old Shavano Park and Shavano Estates draw from the city’s own wells, a different rate structure and a different outage number to call.
HOA dues are the one figure this page won’t invent. No subdivision here publishes a public dues schedule, and other guides to this city state contradictory numbers for the same fact. Confirm current dues directly with each subdivision’s association before writing an offer.
Does Shavano Park have an HOA? Several subdivisions do (Bentley Manor, Huntington, Willow Wood, De Zavala Estates, Shavano Creek), each with its own association and dues. Old Shavano Park and Shavano Estates aren’t described by the city as HOA subdivisions. There’s no single citywide HOA.
The city’s most recent capital project is a $10 million street-reconstruction bond, approved by voters on May 7, 2022, and still being paid down through the current fiscal year’s tax rate.
What Homes Cost, by Tier
| Tier | Typical profile | Recent market signal |
|---|---|---|
| Entry | Zero-lot-line homes, 2,500 to 3,800 sq ft (Bentley Manor’s Cottage Estates/Garden Villas) | Active range starts at $560,000 per Movoto |
| Established | Half-acre-plus lots, older construction | New-construction median list $1.2M, 70-day median time on market per Redfin |
| Estate | 1-acre-plus gated lots (Huntington, Willow Wood) | Luxury-tier median list $1.73M at 98 days per Redfin; single-story luxury median $2.1M at 100 days |
That citywide $1.7M median and its 13.8% year-over-year swing look dramatic. They aren’t a trend so much as a small-sample artifact: Redfin’s own luxury-tier page shows just two closings in the trailing month, and a couple of high-end sales can move a citywide median by hundreds of thousands of dollars without the underlying market shifting at all.
Schools
Northside ISD is confirmed for the incorporated city limits: Blattman Elementary sits at 3300 N Loop 1604 W, inside Shavano Park, and is a Northside ISD campus. Middle and high school assignment runs through Northside’s own boundary locator, since attendance zones don’t always track subdivision lines.
Is Shavano Park zoned to Northside ISD or North East ISD? The incorporated city is Northside ISD; Blattman Elementary is the confirmed in-city campus. Addresses that show up in North East ISD searches under the Shavano Park name are typically just outside the city limits, per HAR.com’s school directory for the area. Confirm the exact assignment for any specific address through Northside ISD’s boundary locator before assuming either way.
Taxes and Ownership Costs
| Component | Share or rate | Source |
|---|---|---|
| City of Shavano Park | ~15% of total bill | City transparency page |
| Northside ISD | ~49% of total bill, largest single share | City transparency page |
| Bexar County and other entities | Remaining ~36% (calculated) | Derived from the two rows above |
| Median effective combined rate | 1.55% citywide, 1.42% to 1.72% by ZIP | Ownwell property-tax data |
On a $900,000 assessed value, that median 1.55% effective rate works out to roughly $14,000 a year before exemptions. A 100% disabled-veteran exemption removes the property-tax line entirely under Texas law.
What’s the property tax rate in Shavano Park? There’s no single rate. Ownwell’s data puts the citywide median effective rate at 1.55%, ranging from 1.42% to 1.72% by ZIP code, and city tax is only about 15% of the total bill. School district and homestead exemption status move the number more than city limits do.
Limitations and Exceptions
Flood exposure along Salado Creek is real but limited: Redfin’s First Street data puts 10% of Shavano Park properties at severe flood risk over the next 30 years, an overall minor rating. Wildfire risk is moderate, covering 72% of properties, and wind risk from hurricane-driven storms is rated major, covering essentially every property in the city.
This isn’t the right market for a buyer capped under $550,000, for anyone who wants new-construction inventory as the default rather than the exception, or for someone who needs a fixed HOA number today instead of a subdivision-by-subdivision phone call.
Why did the median sale price jump so much this year? Mostly sample size. With only a handful of closings most months, one or two luxury sales can swing the citywide median by six figures without reflecting a real shift in the broader market.
How Shavano Park Compares
Against Alamo Heights, using the same Redfin and First Street methodology for both: Shavano Park’s $404 per-square-foot figure runs above Alamo Heights’ $377, while Alamo Heights sells faster (23 days on market last month against Shavano Park’s 98-day luxury-tier median) and carries a somewhat higher flood-risk rating (13% of properties at severe risk over 30 years, against 10% here). A comparably sourced, current figure for Stone Oak wasn’t available at publication. That comparison stays an open research item rather than a filled-in guess.
Leave a Reply