Balones Creek vs Napa Oaks: Which Boerne Neighborhood is Best for Move-Up Buyers

Given its unparalleled wealth of natural beauty and historic charm (not to mention wine culture), the Texas Hill Country has been a natural choice for move-up buyers (and custom builders) for years. From exclusive amenities to unobstructed hilltop views, neighborhoods in this sweeping locale offer a truly unique lifestyle.

When Boerne move-up buyers are ready to upgrade, they are often overwhelmed with the wide array of striking home choices. What sets each community in this new price range apart? How do you choose between them?

We’re here to answer that question with a good ol’ fashioned comparison piece, featuring two popular move-up neighborhoods in the Boerne area: Balcones Creek and Napa Oaks.

28906 Balcones Creek: Balcones Creek($525,000)

Overall Location: Even Draw

As with most pro’s and con’s, their categorization all depends on your perspective. If you’re interested in living closer to Boerne, Balcones Creek is your best bet. If you’re more interested in quick access to San Antonio, Napa Oaks may be more alluring. However, we’re inclined to believe that the two-mile distance between the neighborhoods means that, either way you go, you’re only adding a few miles onto the “longer” commute. (Balcones is 12 minutes from Boerne and 33 minutes from Downtown SA, while Napa Oaks is 15 mins from Boerne and 30 mins from downtown SA). Either option affords residents the convenience of the city and the charm of the Hill Country. Both sets of homeowners are within minutes from top area employers, shopping, favorite attractions and medical care including, UTSA, USAA, Historic Downtown Boerne, The Shops at La Cantera, Government Canyon State Natural Area, Six Flags Fiesta Texas, the Medical Center and more.

More Recent Build: Advantage Balcones Creek

If that shiny-and-new factor is high on your list, we recommend taking a look at Balcones Creek. Though both neighborhoods are considered new construction, Balcones Creek homes (the work of several builders) are aged 2014-present, whereas Napa Oaks homes (built by Monticello Homes) were constructed 2010-present.

8719 Gelvani Grove: Napa Oak s ($340,000)

Potential for Growth: Advantage Napa Oaks

Perhaps due to a greater sense of establishment, Napa Oaks is the superior practical option for anyone looking to invest in a growing neighborhood. According to data, Napa Oaks has a track record of selling more homes at a faster rate. Homes in Napa Oaks spend approximately 149 days on the market (compared to Balcones Creek’s 202 days), and Napa Oaks has sold 380 homes in the last 2 years (as compared to Balcones’ 281 homes).

Great Boerne Schools: Even Draw

Given the close proximity of the two neighborhoods, children in Balcones Creek and Napa Oaks are zoned to nearly identical academic paths within the highly acclaimed Boerne Independent School District. (According to’s ranking system, this district received an overall A+ grade, a score that takes into account everything from academics to extracurriculars and facilities.) Balcones Creek students attend Kendall Elementary, while Napa Oaks children attend Fair Oaks Elementary (both of which received “A” grades on the ranking system). Both are then zoned to Boerne Middle School South and Samuel Champion High School.

28914 Bearcat: Balcones Creek (SOLD by one of our expert KW Boerne agents)

Community & Amenities: Advantage Balcones Creek

Perhaps Balcones Creek’s most alluring advantage lies in its unique amenities and highly active community. Featuring “resort-style” amenities (such as a Jr Olympic Swimming pool and community center) along with eco-conscious perks (a community garden & Purple Martin habitat), Balcones Creek offers its residents plenty of “things to do” in every season. Not to be totally outdone, however, Napa Oaks stands on its own two feet in the amenities department. Featuring great parks and playgrounds, a clubhouse, and a community pool with Hill Country views, Napa Oaks is still a very viable alternative for residents interested in neighborhood “extras”.

Overall Price: Advantage Napa Oaks

Schools, amenities, and neighborhood vibes are certainly important when it comes to choosing your move-up home. However, for many buyers, the bottom line still comes down to affordability. In this category, Napa Oaks is the clear winner. Current prices in Napa Oaks range from $285,500 to $460,000, and the median sale price is $331,850 (putting the average price per square foot at $123). In contrast, Balcones Creek homes currently range from $348,463 to $545,000, with a median sale price of $420,000 (making the average price per square foot $154).

28011 Carmel Valley: Napa Oaks ($459,999)

The Final Conclusion

Upon close inspection, the strengths of these two seemingly similar neighborhoods are quite distinct, yet prove complementary. Balcones Creek offers newer homes with a more well-rounded set of amenities, while Napa Oaks presents a more practical, affordable choice. Perhaps more than a clear-cut competition, these communities present more of a well-rounded Boerne set of options.

If you’re interested in finding out more about life in Boerne, let us be your guide! Contact a licensed REALTOR®, discover which neighborhood suits you best, and download our exclusive Buyer’s Guide today.